Loading document...
Application No.: 21/00191/B Applicant: Ms Mirelle Saxon Proposal: Alterations and erection of a replacement sun room Site Address: 2 School Road Onchan Isle Of Man IM3 4LA Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 26.05.2021 _________________________________________________________________ R : Reasons for Refusal O : Notes attached to reasons Reasons for Refusal - R 1. The proposed building given its, height, scale, mass, design and forward projection of the front elevation of the main dwellinghouse the proposal would introduce an unacceptable prominent feature within the street scene which is contrary to General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2019. - R 2. The proposed building given its, height, scale, mass and proximity to the boundary with No.3 Whitebridge Road would result in a significant adverse overbearing impact upon the residential amenities of the neighbouring property No.3 Whitebridge Road resulting in a unneighbourly development contrary to General Policy 2 of the Isle of Man Strategic Plan 2016. _______________________________________________________________
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
DoI Flood Risk Management Division _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of 2 School Road, Onchan, a two-storey semi-detached property located on the west of School Road, Close to its junction with Whitebridge Road. There is a detached mono-pitched-roof outbuilding located on the southwest boundary in front of the house.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of a replacement detached flat-roof building on the southwest boundary in front of the house. - 2.2 The building has a half flat and half mono-pitched roof. The flat roof is at the east and the mono-pitched roof is at the west. The height is approx. 3.4m on the flat roof side and 2.3m on the lowest mon-pitched roof side. There is a shower room on the ground floor and a bedroom on the first floor.
3.1 There is no pervious application considered materially relevant to this application. - 4.0 PLANNING POLICY
4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential in the Area Plan for the East.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 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:
4.4 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 4.5 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
5.1 Onchan District Commissioners has no objection on this application (20/05/2021).
5.2 DoI Highway Services states there is no highway interest in this application (16/04/2021). - 5.3 DoI Flood Risk Management states that there is no flood risk management interest in this application (28/04/2021). - 5.4 Manx Utilities initially wrote in objection to this application (29/04/2021). The comment states that there is a low voltage overhead line located near the site. After in contact with the agent, Manx Utilities has then retracted their objection (18/05/2021).
6.1 The main issue to be considered are the impact of the proposed development on the character and street scene of the area and neighbouring amenities.
6.2 The proposed extension is at the front of the property. With a height of 3.4m, it will become a quite prominent feature of the street, even with landscape and boundary treatment. Therefore, the design is not considered acceptable. - 6.3 The proposal is approx. 2.3m in height on the boundary with No. 3 Whitebridge Road. Given the topography of the area the addition recess in level created because No.2 School Road is on a slope above No.3 Whitebridge Road, it is considered that the proposal will create a overbearing effect to No.3 Whitebridge Road and the impact on neighbouring amenities is not acceptable.
7.1 The proposal is considered failing to comply with General Policy 2 of the Strategic Plan. Therefore, it is recommended for an refusal. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Refused Date: 28.05.2021 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
Copyright in submitted documents remains with their authors. Request removal
