DEC Officer Report

Application No.: 19/00285/B Applicant: Mr Joseph & Mrs Moira Bucknall Proposal: Alterations and erection of extensions Site Address: 39 Summerhill Road Onchan Isle Of Man IM3 1NQ Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.04.2019 _________________________________________________________________

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 the submitted documents and drawings reference numbers 1, 2, 3, 4 & 5 all received on 13th March 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site represents the residential curtilage of an existing detached dwelling, 39 Summerhill Road, Onchan. The site is located on the north western side of Summerhill Road, and east of Blackberry Lane.

- 2.0 THE PROPOSAL

2.0 The application seeks approval for the alterations and erection of extensions. The main works include:

• o Two storey side extension to the southern gable end of the property;
• o Replacement of roof with Rosemary roof tiles or similar;
• o Demolition of existing garage and replaced with a larger single storey extension/new triple garage; and
• o Single storey rear extension.

- 3.0 PLANNING HISTORY

3.1 There are no previous planning applications associated with this site; however, none are considered to be specifically material in the assessment of the current application. - 4.0 DEVELOPMENT PLAN POLICIES

4.1 The application site is within an area zoned as "Low Density Housing in Parkland" identified on the Onchan Local Plan Order 1998. The site is not within a Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (2016

4.2 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.

4.3 Paragraph 8.12.1 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 4.4 Low Density Housing in Parkland - Circular 8/89

The following extract of the policy is most relevant: "3. Areas of existing low density housing in parkland (marked "PE" - Private Estates - on the Development Plan) are usually characterised by fine buildings and mature trees standing in landscaped grounds. Whether in the towns or the countryside, such sites make a positive

contribution to public amenity. In terms of development potential, they may be classified into (a) those which are clearly within the built areas of the Island's Towns and Villages, and (b) those which are not.

• In the case of (a),

Where residential development could take place without any tree-felling and without any diminution of the public amenity value of the landscape, development in accordance with the criteria set out in (4) below may be permitted.

• In the case of (b),

the erection of further dwellings will only be permitted in exceptional circumstances."

- 5.0 CONSULTATIONS

5.1 Onchan Commissioners do not oppose (04.04.2019).

5.2 Arboricultural Officer comments (04.04.2019): "I don't have any concerns about this application but I thought I should let you know that we have had discussions with the owner/agent about removing a number of trees along the frontage (not related to development) which may decrease the level of screening from Summerhill Road; no application has been submitted yet though." - 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of the application are the potential impacts upon the character and appearance of the street scene.

The potential impacts upon the character and appearance of the street scene

6.2 The prospered extensions and alterations, while substantial in size would also replace existing built development i.e. the existing flat roof garage. The new extensions are considered to be betterment to the existing property and in turn the appearance of the overall site. It is noted however the site and the proposed extension would be screen from public views given the setback of the site from nearby highways, but also give the significant level of mature tree coverage in and around the boundaries of the site.

6.3 Overall, it is considered the design, finish, proportion, form and size of the extensions would fit with the existing property and that of the visual amenities of the street scene and site; therefore complying with General Policy 2. - 7.0 CONCLUSION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and the aims of Planning Circular 8/89 and 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.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

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 : 01.05.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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