Officer Report

Application No.: 16/00452/B Applicant: Mr James Dawson Proposal: Alterations, creation of a pitched roof over part of garage and installation of a replacement garage door Site Address: 1 Windermere Avenue Onchan Isle of Man IM3 2DT Case Officer : Mr Jason Singleton Photo Taken: 09.05.2016 Site Visit: 09.05.2016 Expected Decision Level: Officer Delegation

Officer’s Report APPLICATION SITE

1.1 The application site is the residential curtilage of 1 Windermere avenue, Onchan. The property is a semi-detached bungalow located on the west side of Windemere Avenue. The property is set back from the road side with grass to the front and driveway access and parking for vehicles in tandem to the south of the property. The dwelling is covered in a patterned render, painted white, with some aesthetic brickwork beneath the two windows of the principal elevation. - 1.2 Towards the rear of the property is an attached single garage with a flat roof. The garage measures 4m wide and 8m long with a height of 2.5m. THE PROPOSAL

2.1 This application proposes three modifications to the dwellinghouse;

• (i) To replace the garage door with a slightly wider version but with the same method of opening (up and over). This would see an increase in width from 2.0m to 2.4m.
• (ii) To alter the flat roof to a pitched roof over part of the garage. Above the front part of the garage to erect a pitched roof to reflect that of the dwellinghouse. The extent of the roof works would be 2.5m deep by 4.0m wide. This would see the rear aspect of the roof extend across over the garage and then slope down to the front of the garage.
• (iii) To the rear of the property is a window that serves the bedroom, it is proposed to alter this to install a set of patio doors 1.2m wide in a Upvc white material.

PLANNING HISTORY

3.1 14/00092/B - Removal of chimney stack. Approved. DEVELOPMENT PLAN POLICIES - 4.1 In terms of local policy, the application site is zoned for "Predominantly Residential Use" in the Onchan Local Plan Order 2000.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states (in part):

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality;

REPRESENTATIONS

5.1 Onchan District Commissioners and Highways Services have no objection (11/05/16 & 09/05/16). ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene.

6.2 The proposal seeks to make a number of improvements to the property, concerning the garage, the alteration in width to the garage door is not considered to be unpleasant and would enable a vehicle to be parked within the garage. The pitched roof over the front part of the garage would increase the height in part to the ridge an additional 700mm. When viewed from the street scene it would have the appearance of a pitched roof and would be considered to complement the property and is to be finished in the same materials. It is not considered the increase in height would be detrimental to the nearest neighbour to the south as there is 14m between the properties with mature planting on the boundary. Nevertheless, it is not considered that this aspect of the proposal would be detrimental to the living conditions of the neighbouring property. - 6.3 The proposed application is not considered to result in an unduly negative impact to either the dwellinghouse or the street scene in which it sits and would be in accordance to the principles of General Policy 2.

RECOMMENDATION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation: 02.06.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawing numbers 3, 4 and 5 all date stamped 19th April 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 03.06.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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