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Application No.: 06/01612/B Applicant: Mr & Mrs D Pearce Proposal: Amendments to approved alterations and extensions to dwelling (PA 05/92313/B) Site Address: 115 King Edward Road Onchan Isle Of Man IM3 2AX ### Considerations Case Officer: Mr A Holmes Photo Taken: Delegation Site Visit: Delegation ### Written Representations 59 Howe Road Onchan Isle Of Man IM3 2AY Objects to the proposal ### Consultations Consultee: Highways Division Notes: Consultee: Onchan Commissioners Notes:**
The application site comprises the curtilage of a detached dwelling that is located on King Edward Road in Onchan.
The proposed development comprises of amendments to the alterations and extensions to the dwelling approved through previous planning application 05/92313/B. The amendments comprise of:
The application site has been the subject of three previous planning applications that could be viewed as material to the assessment of this current planning application.
Planning application 05/01797/B sought approval demolition of existing garage and erection of a double garage with ancillary living accommodation above with alterations and enlargement to existing driveway, 115 King Edward Road, Onchan. This previous planning application was initially considered and refused on the 11th November 2005, with the initial refusal decision notice issued on the 22nd November 2005. The Planning Committee confirmed the refusal at review on the 10th February 2006, with the review refusal decision notice issued on the 20th February 2006. A subsequent appeal against the refusal was upheld by the Minister, with the appeal approval decision issued on the 5th June 2006.
Planning 05/92313/B sought approval for extensions and alterations to dwelling, 115 King Edward Road, Onchan. This previous planning application was considered and approved on the 17th March 2006, with the approval decision notice issued on the 21st March 2006. As stated earlier within this report the current planning application proposes amendments to this previously approved planning application. Condition no. 3 of previously approved planning application 05/92313/B states "The main flat roof section surrounding the observatory be restricted to access for repair and maintenance only and is not to be used for recreational purposes, which could cause an adverse impact on neighbouring properties through overlooking and therefore a loss of privacy."
Planning application 06/01105/B sought approval for amendments to approved garage with ancillary accommodation over (05/01797B). This previous planning application was considered and approved on the 2nd August 2006, with the approval decision notice issued on the 7th August 2006.
Onchan District Commissioners recommend that the planning application be approved. The owners and/or occupants of 59 Howe Road, which is located approximately 100 metres to the north east of the application site, object to the planning application. The grounds for their objection can be summarised as concern that the increased size of the observatory room will severely and adversely affect the view from their property and that the additional traffic generated by the development would cause problems within the area and be detrimental to highway safety.
The application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan.
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."
In order to assess the planning application it is necessary to examine the impacts of the various alterations that are proposed. To do this it is relevant to have regard to the previous planning applications and in this instance in particular planning application 05/92313/B. As explained earlier within this report the planning application seeks approval for alterations to the development permitted through previously approved planning application 05/92313/B, which comprises of:
It is believed to be logical to take each of the five amendments in turn. In terms of the first amendment, the proposed observatory structure increases in size from 8.6 metres deep by 7.2 metres wide as approved to 8.8 metres deep by 7.5 metres wide as proposed. The overall height of the structure remains the same as previously approved. The change between what already has approval and what is proposed is considered to be relatively minor and that impact on its effect is minimal. The alteration of the windows is relatively modest and does not adversely affect the amenity of the neighbouring properties.
As regards the second amendment, it is considered that the proposed changes to the design of the balcony balastrading is unobjectionable and without any detrimental harm to the amenity of the surrounding area.
Turning to the third amendment, the majority of the alterations to windows and a door are on the rear elevation of the dwelling. Due to the positioning of the windows and door it is apparent that the impact on the neighbouring properties is limited. The omission of render banding is considered unobjectionable.
With respect to the fourth amendment, it has to be noted that internal alterations do not constitute development and therefore do not require planning approval. Having said that the proposed alterations show the creation of additional guest bedroom accommodation. The creation of an additional bedroom, and particularly as an occasional room, is not sufficient to cause problems with intensification of the traffic to and from the site.
The final amendment, proposing the installation of solar panels on the roof, is considered to have minimal impact on the amenity of the surrounding area. Indeed, the use of renewable energy sources should be supported in instances such as this one where the impact is acceptable.
In terms of the specific concerns of the residents of 59 Howe Road it has to be acknowledged that a loss of a private view is not a material consideration in the assessment of a planning application and therefore cannot form reason for refusal. Notwithstanding this the actual extent of the effect on 59 Howe Road from the application site is questionable
given the changes in levels and distances involved. As regards additional traffic generation the creation of an additional bedroom is not considered to represent a significant enough increase in use to be able to sustain refusal on the grounds of traffic generation intensification and impact on highway safety.
Overall, the changes from the proposed approved development to what is proposed by this planning application are considered to be individually relatively minor and in total to have an acceptable impact. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with policy O/RES/P/21 of the Onchan Local Plan. It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 25.10.2006
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the location plan and drawing no.s 768.2 rev. 1 and 768.3 rev. 2 date stamped the 20th September 2006.
C 3. The main flat roof section surrounding the observatory be restricted to access for repair and maintenance only and is not to be used for recreational purposes, which could cause an adverse impact on neighbouring properties through overlooking and therefore a loss of privacy.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted Date: 30.10.2006
Signed: M. I. McCauley Director of Planning and Building Control
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