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The application site comprises of the curtilage of a detached dwelling that is located on Groudle Road in Onchan.
The proposed development comprises of the alteration and extension of the existing dwelling to create a dwelling with accommodation within a mansard roof.
The application site has been the subject of one previous planning application that I consider to be relevant to the assessment of this current planning application:
Planning application 05/00216/B sought approval for the enlargement of the dwelling contained within the application site to provide additional living accommodation. This planning application was initially considered and refused on the 1st April 2005, with the initial refusal decision notice issued on the 7th April 2005. At a subsequent review on the 12th May 2005 the Planning Committee resolved to confirm the refusal, with the review refusal decision notice issued on the 19th May 2005. Basically the initial and review refusals were based on the belief that the proposed development would result in a significantly taller building that was out of keeping the surrounding area and the potential for unacceptable overlooking from proposed balcony areas. The Minister subsequently accepted the recommendation of the appointed Planning Inspector and dismissed at appeal against the refusal, with the refusal decision being confirmed on the 12th October 2005.
There is also a concurrent planning application related to the application site:
Planning application 06/00090/A seeks approval in principle to demolish the existing dwelling contained within the application site and erect two detached dwellings. At the time of writing this report this planning application has yet to be determined.
Onchan District Commissioners object to the planning application on the grounds that they consider the proposal to be out of scale with the adjoining properties resulting in an over intrusive and intensive use of the site.
The Isle of Man Fire and Rescue make no specific comment on the merits of the proposed development but recommend the installation of smoke detectors.
The owners and/or occupants of 39 Groudle Road, which neighbours the application site, advise that they have no objections in respect of the development proposed by the planning application but highlight that the site notice is not particularly visible.
The owner and/or occupant of 28 Fairway Close, which neighbours the application site, object to the planning application. The grounds for their objection can be summarised as concern regarding the additional height in proximity to the boundary, the effect on their outlook, the overall level of development and the proposal in terms of the findings of a previous Planning Inspector.
The owner and/or occupant of 27 Fairway Close, which neighbours the application site, object to the planning application. The grounds for their objection can be summarised as concern that the design of the proposal is out of keeping with existing properties within the surrounding area.
Under the Onchan Local Plan the application site is located within an area recognised as being in predominantly residential use. There are no policies within the plan that I consider to be specifically relevant to the assessment of the planning application.
In terms of assessing the proposed development I consider that the three key material considerations are the impact of the proposed development on the surrounding properties, the design of the proposed development and the implications of the previous planning application.
With regard to the impact of the proposed development on the surrounding properties I am satisfied that the impact is acceptable. The resultant situation is similar to that of existing properties in the surrounding area and generally domestic in nature. I am content that the windows in the mansard roof do not give rise to undue overlooking and that the proposed development will not adversely affect the amenity of the surrounding properties.
Whilst I do not personally consider the end result of the proposed development to be particularly attractive I accept that the issue of design and architecture is largely a subjective judgement and a matter of opinion. The existing dwelling is not particularly attractive. The height of the proposed development is not particularly different to that of the existing surrounding dwellings and I would suggest that it is reasonable to say that there is no one dominant style of dwelling in the locality. As such I do not consider the design of the proposed development to be reason for refusal.
In terms of the previous planning application I believe that it is reasonable to say that in terms of size and extent that the previous proposed development was significantly different to the one proposed by this current planning application. That previous planning application was basically refused on the grounds of over development and the potential for overlooking. Given that the development proposed by the current planning application is reduced in scale in comparison to the previous one and does not have the balcony areas I am satisfied that the current proposed development addresses the previous reason for refusal.
Overall, I consider the proposed development to be acceptable and recommend that the planning application be approved.
I consider that all parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status.
Recommended Decision: Permitted
Date of Recommendation: 08.05.2006
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 0441/SK01 and 0441/PL004 rev. A date stamped the 19th January 2006.
C 3. Prior to the commencement of development details of the colour and material finishes to be used in the construction of the external elevations of the development must be submitted to and agreed by the Planning Authority.
N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
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: 08/05/2006
Signed: _________________________ M. I. McCauley Director of Planning and Building Control
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