Officer Report

Application No.: 15/00614/B Applicant: Mr Robert Douglas Kinsman Proposal: Construction of a path, terrace and steps in front garden Site Address: 15 Howe Road Onchan Isle Of Man IM3 2BB Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of an existing detached dwelling which sits on the northern, higher, side of Howe Road. It is partially brick and render with stone porch/entrance feature. - 1.2 The application property and those to the east are set back from the highway by a significant amount - about 13m.

2.0 THE PROPOSAL - 2.1 The proposal consists of the construction of a pedestrian path, apx 1.2m wide and 13.5m long from Howe Road to the raised terraced landing. Due to the levels difference the path will contain 3 steps, evenly spaced along the path, terminating at a raised flowerbed where the path will split and go round it in the form of steps to join the existing landing area outside the front door. To facilitate this an opening will be made in the existing dwarf wall of 1.2m. - 2.2 The materials of the path are not given, but the elevation to the steps is proposed to be fair faced blockwork or render to match the house.

3.0 PLANNING POLICY - 3.1 The site lies within an area of Residential use on the Onchan Local Plan of 2000. This contains the following policy which is applicable to this proposal: O/RES/P/21

4.66 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.

3.2 This echoes the provisions of General Policy 2 of the Strategic Plan which presumes in favour of development that is appropriate in form, scale and design relative to both the site and its surroundings and where this would not result in a highway safety issue.

4.0 PLANNING HISTORY - 4.1 There no planning applications considered relevant to the assessment of this application.

- 5.0 REPRESENTATIONS

5.1 Department of Infrastructure Highway Services do not oppose. 18.06.15 - 5.2 Onchan District Commissioners recommend that the application be approved for planning purposes. 16.06.15 ASSESSMENT

6.1 The issues in this case are the visual impact of the proposal on the streetscene and the character and appearance of the area.

6.2 In terms of the streetscene a pedestrian footpath would not appear incongruous or out of place in a residential setting. Whilst these types of accesses are not a common feature along Howe Road, there are a variety parking, driveway accesses and terraces. This coupled with its fairly limited scope and nature the proposal will not be out of keeping. - 6.3 It is not considered the proposals would be detrimental to the character of the existing property or the character and appearance of the area or the street scene. As such, the proposal complies with the relevant provisions in General Policy 2 in the Isle of Man Strategic Plan 2007 or O/RES/P/21 of the Onchan Local Plan.

- 7.0 RECOMMENATION

7.1 The application is recommended for approval. - 8.0 PARTY 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: 10.08.2015 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 Location Plan, Site Plan and Drawing Proposed Front Garden Layout drawing no PAIA all date stamped as received on 1 June 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer. Decision Made : Permitted Date; 12.08.2015 Determining officer Signed :………S CORLETT….. Sarah Corlett Senior Planning Officer