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Application No.: 09/00268/B Applicant: Mr & Mrs John Tomlinson Proposal: Alterations and extensions to dwelling Site Address: - 28 Majestic Close - Onchan - Isle Of Man - IM3 2JH ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 29/03/09 Site Visit: 29/03/09 Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations - Cobstone 26 Majestic Close Onchan Isle Of Man - Objects to the proposal ### Consultations Consultee: Drainage Division Notes: No objection subject to the following conditions:- Consultee: Highways Division Notes: Do not oppose. Consultee: Onchan Commissioners Notes:** Approved.
The site represents the residential curtilage of 28 Majestic Close, Onchan. The property is two storey detached property, which is located on the eastern side of Majestic Close which forms a residential cul-de-sac.
The property has been zoned under The Onchan Local Plan Order 2000 as being within an area of "predominately residential"; the site is neither within a Conservation Area nor within an area of High Landscape Value or Costal Value and Scenic Significance.
The following previous planning application is considered relevant in the assessment and determination of this application:-
30 April 2009 09/00268/B Page 1 of 5
Alterations and extensions to replace existing porch with replacement porch, provide breakfast room, sun room, games room, balcony to front elevation, patio area and new boundary wall, formerly 05/00625/B - APPROVED
PROPOSAL The proposal seeks approval for alterations and extensions to dwelling. There are two extensions proposed.
The first and larger extension is the single storey extension to the northern elevation to provide a games room. The extension would have a width of 6.5 metres, a depth of 7.9 metres and a ridge height of 4 metres.
The second is a smaller extension to the northern elevation of the existing garage. The proposal would have a width of 2.8 metres, a depth of 6.7 metres and a ridge height of 4.1 metres.
"Approved". The Highways Division:- "Do not oppose." The Drainage Services Manager makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The owners/occupiers of 26 Majestic Close, Onchan, have objected to the application which can be summarised as; overdevelopment; the garage extension to the immediate border with the pavement is not sympathetic to this estate; and if approved the existing hedge bordering the proposal will not be damaged.
The Authority has received no other privately written representations objecting to the application.
Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-
General Policy 2: 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:
As the application site is within an area of "predominately residential use", and therefore accords with the land-use zoning. General Policy 2 is the relevant policy to consider, but especially paragraph b, c and g.
Dealing with paragraph b, this policy ensures that any development respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them. Both extensions have been designed to be in keeping with the existing property and the properties within the Majestic Close, and are therefore considered acceptable in this location.
Turning to paragraph c of the policy, this deals with the character of the surrounding landscape or townscape. Due to the ground level differences between the site and highway, the proposed games room extension would be set below the highway level and only approximately half of the building would be apparent when stood within the applicants drive. There is a public costal footpath which runs along the eastern boundary of the site, so the extension will be more visible from public view in this location, compared to the view from Majestic Close. However, it is considered given the design, size and siting the proposal would not have a significant impact and therefore complying with General Policy 2.
The single storey garage extension would result in the bushes along the northern boundary (adjacent to footpath) being trimmed. The bushes shared with 26 Majestic Close are proposed to be retained and protected. A condition should be attached to any given approval which requires the replanting of new bushes should the existing die. Again due to the level differences between Majestic Close and the applicant's site (one metre difference), the extension would be set below the highway level. This therefore reduces the appearance of the existing garage and would help reduce the impact of the proposed garage extension. The proposal would result in being closer to the existing public highway, which is a concern of the objector; however, it is not considered the proposal would have such an adverse impact upon the visual appearance of the street scene to warrant a refusal, for the reasons indicated.
Consideration needs to also be taken to ensure the proposal would not result in having adverse impacts upon the amenity of local residents or the character of the locality. Paragraph g of General Policy 2 deals with this issue. The neighbouring property most likely to be possibly affect would be 26 Majestic Close which is located west of the application site. Only the proposed garage extension would potential cause concern, especially due to the proposed roof over the garage. This could cause issues, for instance; loss of light and/or and overbearing impact. However, after visiting the site and studying the plans, it is considered, due to the distance the proposed extension would be from the neighbouring dwelling ( 10 metres) and due to the orientation of the properties in relation to the suns orientation (east to west), the proposal would not result in any significant impacts to the detriment to the residential amenities of the neighbouring residents.
It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007) and the Onchan Local Plan Order 2000, for the reasons set out in this report, accordingly, it is recommended that the application be approved.
It is considered that the following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Onchan Parish Commissioners Department of Transport Highways Division Department of Transport Drainage Division The owners/occupiers of 26 Majestic Close, Onchan
Recommended Decision: Permitted
Date of Recommendation: 30.04.2009
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the alterations and extensions to dwelling as proposed in the submitted documents and drawings 972.1, 972.2, 972.3 REV1 and 972.4 all received on 18th February 2009.
The external finishes of the extension must match those of the existing building in all respects.
Should the bushes along the northern and western boundary in the immediate locality of the proposed garage, which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
N 1. There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
The application states that the surface water from the proposed development is to be discharged to the "existing drainage". If this "existing drainage" discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.
I confirm that this decision accords with Government Circular No 11/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : Signed : Senior Planning Officer
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