Planning Officer Report

Part 1 ## Planning Report And Recommendations {{table:307807}} ### Considerations {{table:307802}} ### Written Representations {{table:307803}} ### Consultations {{table:307804}} {{table:307805}} {{table:307806}}

Officer's Report

Site

The site represents the curtilage of 39 Groudle Road, Onchan, which is a detached dormer bungalow, located on the southern side of Groudle Road.

Land Use Zoning / Planning Policy

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.

• Onchan Local Plan Order 2000

• Isle of Man Strategic Plan 2007

Planning History

The previous planning applications are considered relevant in the assessment and determination of this application:-

• Erection of a conservatory on rear elevation - 05/00798/B – APPROVED
• Enlargement of existing access onto highway - 03/00387/B – APPROVED
• Erection of front porch - 99/00692/B – APPROVED
• Alterations to bedrooms - 91/00019/B – APPROVED
• Construct a garden shed - 89/00428/B – APPROVED

Proposal

The application seeks approval for alterations and erection of extensions. The proposal in essence would result in the dormer bungalow becoming a two storey detached property. This would result in a dwelling 13.7 metres in width, a maximum depth of 11.6 metres and a ridge height of 8.5 metres.

Representations

Onchan Commissioners have objected to the application on the following grounds:-

> "The proposals are inappropriate in terms of scale, massing, and impact on adjacent properties."

Highway Division:-

> "Do not oppose."

The Drainage Division 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 28 Fairway Close, Onchan have objected to the application which can be summarised as; obtrusive, out of keeping with surrounding properties and would cause detriment to amenities of adjoining residents.

The owner/occupier of 27 Fairway Close, Onchan have objected to the application which can be summarised as; obtrusive, loss of privacy and light from dinning room, kitchen and bedroom (rear elevation); unacceptable intrusion due to it close proximity; and the design is out of keeping with the area.

Assessment

Due to the zoning of the site the following policies are relevant for consideration:-

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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

• (c) does not affect adversely the character of the surrounding landscape or townscape;

• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Material Planning Matters which required consideration are:-

1. Visual appearance upon the street scene; and
2. Potential impacts upon the neighbouring amenities.

Visual appearance upon the street scene

The proposed extension would result in the existing property becoming a two storey building. The properties along Groudle Road and the surrounding area are made up of various designs and styles, ranging from bungalows, dormer bungalows, and two storey properties.

The properties which directly adjoin the application site are made up of dormer bungalows (Nr 35 Groudle Road and 27 & 26 Fairway Close). The adjacent site to the east, which did have a mansard roof styled property (been demolished) has benefited from planning permission for a large dormer bungalow (06/01088/B), which includes a Manx Stone tower in the centre (two storey in height). Additionally, permission has been given for approval in principle (06/00090/A) for two detached properties on the same site, which was approved at appeal. The Inspector at this appeal stated; "Given that the existing dwelling is partly two-storey and there are two-storey properties in the immediate vicinity, I fail to see the justification for the condition restricting the dwellings to a single storey height."

Further to the east of the application site, consists of a number of two storey detached properties (Turnberry Avenue) similar in design and size to what has been proposed.

It is therefore considered that the surrounding area comprises of a variety different house types, styles and heights. As such there is no one particular type or style of dwelling to follow and the use of proposed design, and is generally acceptable that the proposal would be in keeping with the visual appearance of the street scene.

Potential impacts upon the neighbouring amenities

The property most likely to be affected by the proposal would be 27 Fairway Close. Nr 27 Fairway Close is directly south of the applicants dwelling approximately 17.5 metres away.

The southern boundary treatment of the application site consists of a 2 metre high hedgerow and two semi-mature trees which are between 4 and 5 metres approximately in height. This boundary is shared with Nr 27 Fairway Close.