Officer Report

Application No.: 17/00998/B Applicant: Mrs Eileen Wadsworth Proposal: Alterations and erection of extension to replace existing conservatories Site Address: 85 King Edward Road Onchan Isle Of Man IM3 2AS Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.10.2017 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to drawings reference numbers W/4631/1, W/4631/2 W/4631/3 all received on 19th September 2017. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 85 King Edward Road, a part single/part two storey detached dwelling sited on the northern side of King Edward Road in Onchan. No. 83 King Edward Road adjoins the application site on the western elevation.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the alterations and erection of extension to replace existing conservatories. - 2.2 The extension would have a length of 7.8 metres, a maximum width of 5 metres and a ridge height of 4.6m. The extension would be set back 5.3m from the neighbouring boundary shared with Nr 53. The proposal would replace two existing conservatories on a similar footprint. - 2.3 The extension would be finished in materials to match the main dwelling.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a previous planning application: - 3.2 Extension to existing conservatory - 09/01485/B - APPROVED - 3.3 Conversion of void below first floor to additional living accommodation - 05/92113/B APPROVED - 3.4 Alterations to dwelling including front balcony and steps - 98/01517/B - APPROVED

4.0 PLANNING POLICY - 4.1 The application site is within an area zoned as Predominantly Residential under the Onchan Local Plan 2000. There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan that is considered specifically material to the assessment of planning application: - 4.2 Policy O/RES/P/21 states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property." - 4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 4.4 General Policy 2 states: "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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;

• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

5.0 REPRESENTATIONS - 5.1 Onchan District Commissioners recommend the application be approved (received on

• 05.10.2017).

5.2 Highway Services have no objection (received on 19.10.2017).

- 6.0 ASSESSMENT

6.1 The key issues to considerer in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondary the potential impact upon neighbouring residents. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE

6.1 The proposed extension in terms of its proportion, form, scale and design are in keeping with the property and would result in a improvement over the existing two uPVC conservatories, although it is unlikely the extension would be apparent from public views given its location to the rear of the main dwelling house. Accordingly it is considered to be an acceptable form of development in this respect. POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS - 6.2 The proposal has the potential to have a greater impact upon the residential amenities of Nr 53, given the proposal would result in a taller extension facing towards the neighbouring property. The amount of ground floor glazing is reduced (approx by half) compared to the existing conservatories. There is glazing within the upper section of the extension, albeit this is at a height which persons would not be able to view out of and it is presumed that it is proposed to allow more sunlight (south facing) into the extension, rather to provide any outlook. Overall, it is considered the distance the proposal would be from the neighbouring property, boundary treatment and its size would result in a acceptable form of development which would not significantly adverse the amenities of the neighbouring property.

- 7.0 CONCLUSION

7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and as such the planning application is recommended for approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. _____________________________________________________________________

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 26.10.2017 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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