DEC Officer Report

Application No.: 19/00657/B Applicant: Mr Michael & Mrs Caron Horsthuis Proposal: Replacement front door and rendering work to front elevation Site Address: Headlands 25 Majestic Drive Onchan Isle Of Man IM3 2JL Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken: 11.07.2019 Site Visit: 11.07.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.08.2019 _________________________________________________________________

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 decision relates to the following plans and drawings, date stamped received on 5th June 2019:

• o Block Plan
• o Location Plan
• o Photographs of the existing frontage
• o Drawing No.HLK/19/0124.1 - Proposed Alterations _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Headlands, 25 Majestic Drive, Onchan which is situated to the eastern side of the Majestic Drive cul-de-sac, close to the junction to the Majestic View cul-de-sac. - 1.2 Majestic Drive can be characterised as a cul-de-sac of two storey properties of varying sizes, all properties mostly on the large side. No two properties within the Majestic Drive culde-sac are the same. Most of the properties within the Majestic Drive cul-de-sac have stonework and curvature accents to the front of the property.

THE PROPOSAL 2.1 The current planning application seeks approval to replace the following;

• 2.1.1 Render the existing stonework to the front elevation.
• 2.1.2 Replacement of the current up and over garage door with a sectional up and over garage door.

• 2.2.3 Replacement and alteration of the current arched doorway to form a square doorway. The proposed replacement door is modern in style with glazed side panels and a central glass panel on the proposed door. PLANNING HISTORY
• 3.1 There are several applications on the site of which the conservatory was approved under the original house application 97/01895/B. PLANNING POLICY
• 4.1 The site lies within an area zoned as Predominantly Residential on the Onchan Local Plan 2000, Map 1. Given the nature of the application it is appropriate to consider Policy O/RES/P/21 of the Onchan Local Plan 2000 and General Policy 2 of the Isle of Man Strategic Plan 2007.

4.2 Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan 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 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."

REPRESENTATIONS

5.2 Onchan Commissioners have considered the proposal and recommend approval (10.07.19). ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of the planning application are the potential impacts of the proposal on the character and appearance of 25 Majestic Drive and the wider street scene.

6.2 To help assist in this assessment I have split the alterations into the following, garage door, rendering works and doorway alterations. - 6.3 Garage Door

• 6.3.1 The existing garage door currently is an up and over with a sectional look, the alteration to a "Hormann" sectional garage door will have no impact on the wider street scene.

6.4 Rendering Works

• 6.4.1 Majestic Drive has several properties which have stonework to the front elevation and several properties without this defining feature. Whilst the removal of the stonework would be a loss of a feature, however painting the stonework could have the same effect on the streetscene. Notably the property directly next door to 25 Majestic Drive has painted the stonework feature to the front elevation and whilst it sticks out within the estate the overall property fits in.

6.5 Doorway Alterations.

• 6.5.1 Whilst curvature features are a defining feature along Majestic drive there are a few houses which don't have this feature as such the removal of the curvature door will not have a significant impact on the wider streetscene.

6.6 The alterations proposed seem to be done in such a way to make the property more modern looking, whilst this will stick out slightly within the streetscene and especially next to No.23 Majestic Drive due to the amount of stonework and the curvature of the door and garage, the property will fit in to the streetscene when looked at as a whole estate. - 6.7 The works proposed will make the property have a more unbroken appearance through the front elevation and as such there will be a minimal impact on the visual or other amenity from either the property itself or the wider streetscene.

CONCLUSION

7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable. 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.

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

Decision Made : Permitted Date: 23.08.2019 Determining officer

Signed : A MORGAN Abigail Morgan Principal Planner

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