DEC Officer Report

Application No.: 22/00740/B Applicant: Mr Colin Ring Proposal: New gable window to bathroom Site Address: 5 King Edward Bay Apartments Sea Cliff Road Onchan Isle Of Man IM3 2JE Enforcement/Planning Assistant: Ms Charlotte Gatt Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.08.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

It is considered that the proposal would comply with the relevant planning policies of the Isle of Man Strategic Plan 2016 and for the reasons set out in this report. The application is to be approved.

Plans/Drawings/Information;

This decision hereby approved relates to documents and drawings submitted to the Department titled; Cover letter and Plan List and Drwg 110 Location Plan, Floor Plans and Elevations All recorded as being electronically received by the Department on 16.06.2022

_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of 5 King Edward Bay Apartments, a two storey building sited on the north eastern side of Sea Cliff Road in Onchan. To the rear of the dwelling is King Edward Road which is set above the application site.

THE PROPOSAL

2.1 This current planning application seeks approval for the installation of a bathroom window to the north eastern elevation, which is to be double glazed and finished in a rosewood frame.

2.2 The window will measure at 810mm wide by 750mm in height.

PLANNING POLICY

3.1 The application site lies within an area zoned as 'Predominantly Residential' under the Area Plan for the East 2020. In terms of policy it is important to consider General Policy 2 and paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 in the assessment of this application, as well as section 3.2 of the Residential Design Guide 2021 (RDG) which refers to extensions to existing dwellings and roof design:

3.2 General Policy 2 states (in part): "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:

• 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; g) does not affect adversely the amenity of local residents or the character of the locality;

• n) is designed having due regard to best practice in reducing energy consumption."

PLANNING HISTORY

4.1 There are no previous planning applications in relation to this site which would be considered materially relevant in the assessment of this application.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 (DOI) Highways Division confirm that there is no highways interest. (01.07.22)

5.2 Onchan District Commissioners have recommended that the application be APPROVED. (12.07.22) - 5.3 No comments have been raised by neighbouring properties at the time of writing this report.

ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing apartment block, (ii) the impact of the proposal on the surrounding area and street scene.

6.2 The proposed works would not be fully visible from any public vantage point as they are to the side elevation of the property and the works are obscured by the boundary fencing. As the proposed works are to be carried out at ground level there would be no aspect of overlooking towards any of the neighbouring properties and the outlook from the new window would be no worse than the views from the existing adjacent window. - 6.3 With regard to the impact of the new window on the appearance of the dwelling or living conditions of neighbouring properties, it should be noted that its impact will be negligible. The proposed window will increase lighting to the inside of the dwelling and as such improve the functionality of the space as well as its appearance. This window will not introduce any privacy concerns as it is situated within an access lane and distanced approximately 2m away from the neighbouring property which is again another block of apartments, with little to no windows in the gable end.

CONCLUSION

7.1 In summary, the proposed development is not likely to harm the character and appearance of the area or the amenity of neighbours and therefore comply with the aforementioned policies in the Isle of Man Strategic Plan 2016. For these reasons, the proposal is acceptable and recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

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 : Permitted Date: 12.08.2022 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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