DEC Office Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/01225/B Applicant: Mr Ryan Forgie Proposal: Erection of 2 storey extension to the rear replacing existing conservatory Site Address: 30 The Park Onchan Isle Of Man IM3 1HR Planning Officer: Mr Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.12.2022

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. Prior to the occupation of the development, the first-floor window in the north-eastern flank elevation of the development hereby approved shall be fitted with obscure glazing and non-opening to 1.7m above finished floor level. The window shall be retained as such thereafter in perpetuity. Reason: In order to safeguard the amenities of the adjacent property.

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

The proposed extensions are acceptable in terms of their form, mass and design by providing suitable extensions to an existing residential property, without significant detriment to the amenities of adjacent residential properties, and as such comply with Strategic Policy 5, Spatial Policy 2, General Policy 2 and Environment Policy 42 of the Strategic Plan (2016).

Plans/Drawings/Information; This approval relates to drawings referenced; 001-30, 002-30, 003-30 & 004-30, all received on 29.09.22. _______________________________________________________________

Interested Person Status

Additional Persons

It is recommended that the following property should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

Bathurst, 29 The Park, Onchan

as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site comprises a two-storey detached dwellinghouse on the western side of The Park, directly adjacent to Onchan Park to the immediate east. - 1.2 The property appears to comprise one of a pair of once effectively identical dwellings together with the adjacent property of Bathurst (No. 29). The subject property has however been noticeably extended by way of a ground-floor front extension with an enclosed balcony/terrace above. - 1.3 By comparison however, whilst the built form of No. 29 appears largely unaltered from its original form, planning permission was previously granted for a two-storey rear extension (PA 20/00307/B) which has been subsequently completed. The design, scale and form of the proposals the subject of this application, described in more detail in the following section, appear effectively identical to the extension as built at No. 29.

2.0 THE PROPOSAL - 2.1 Planning permission is sought for the erection of a two-storey rear extension following demolition of the existing conservatory, together with minor modifications to the existing detached garage. - 2.2 The rear extension would incorporate two rearward projections incorporating a hipped gabled roof on either flank, both set down from the main ridge of the dwelling, with a marginally recessed central flat roofed section in between. The extension would be finished in smooth painted render for the majority of the exterior, aside from composite cladding for the first floor section of the gabled projections at the rear, with matching roof tiles to the main dwelling, and a series of fenestration at the rear.

3.3 With respect to the existing garage, this would retain its flat roof but raised in height by 1m, increased in length by approximately 1m and marginally reduced in width. The resultant garage would be physically conjoined to the new rear extension, with a doorway connecting to the new kitchen/dining room. The proposals would further facilitate an additional two bedrooms at first-floor together with a combined dressing room and en-suite. Access and parking arrangement would remain unaltered.

3.0 PLANNING HISTORY - 3.1 99/02353/B - Erection of conservatory - Permitted - 3.2 97/00212/B - Alterations to create first floor balcony - Permitted - 3.3 97/00106/B - Erection of satellite dish - Permitted

- 4.0 PLANNING POLICY

4.1 The application site is identified on the Area Plan for the East as land zoned for 'predominantly residential' purposes within the settlement boundary of Onchan. The site is not within a Conservation Area or an area identified as being at risk of flooding.

4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy

• 2 Priority for new development to identified towns and villages
• 3 To respect the character of our towns and villages 5 Design and visual impact

Spatial Policy 2 Development in Service Centres General Policy 2b,c,g General Development Considerations Environment Policy 42 Designed to respect the character and identity of the locality Infrastructure Policy 5 Water conservation and management Community Policy 7 Designing out criminal and anti-social behaviour 11 Prevention for the outbreak and spread of fire

4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 REPRESENTATIONS

5.1 Braddan Commissioners - recommend approval (02.11.22)

5.2 Highways Services - No Highways Interest (21.10.22). Stance maintained upon re-issue of site notice (22.11.22) - 5.3 One letter of representation has been received from the adjacent property (10.11.22) stating that the site notice had only been displayed on 8th November, despite the application having been validated by the planning department prior to being approached by the applicant advising of the application on 29th October. Note that the site notice has to be displayed for 21 days prior and application cannot be determined before then.

Concerns have been raised regarding the application but are not specified. The letter adds that the author of the representation reserves their position as having Interested Person Status due to the close proximity of their property to the applicant's, and the effect of the proposed works upon the use and enjoyment of their property. The letter advises that a further detailed submission will follow in the event of matters not being resolved with the applicant.

With respect to the above, a further site notice was sent out to the applicant to display and is dated 18th November which will expire on 9th December. Upon visit to the site on 16th November, it was noted that the original site notice was on display.

No amended plans have been submitted by the applicant, nor have additional representations been received to date.

- 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are as follows:

• - Principle of development (SP4)
• - Design and visual impact (SP5, GP2, EP42)
• - Impact upon neighbouring amenity (GP2, g)
• - Other matters (RDG, CP7, 11 and IP5)

- 6.2 PRINCIPLE

• 6.2.1 The site falls within the settlement boundary of Onchan and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties provided such development would not have an adverse impact on either adjacent properties or the surrounding area in general.

6.3 DESIGN AND VISUAL IMPACT

• 6.3.1 The design, scale and footprint of the proposed rear extension is considered to be reasonably in keeping with the existing dwelling and, whilst of a generous scale and massing, would effectively be in line with the adjacent property to the north (no. 29), whilst remaining recessed from the rear building line of the adjacent property to the south (no. 31). The extension would further only amount to a marginal uplift in footprint relative to the existing level of built development on site, and therefore is not considered to comprise an overdevelopment of the plot with sufficient rear garden space to remain. Likewise, the reduced ridge height of the extension, including a combination of hipped and flat roofs, would ensure the development would be naturally read as an addition to the original section of the property, whilst adding a degree of visual interest and articulation.

• 6.3.2 The extension would not be visible within the context of the principle streetscene of The Park, but would however be partially visible with the section of The Park which runs northward towards Summer Hill Road and the small access lane running along the site's rear boundary towards Hague Drive. Notwithstanding this however, the proposals would effectively mirror the development previously permitted at the adjacent property of no. 29 which is presently visible within the streetscene and, whilst arguably more prominent given the increased proximity to the road, are not considered to appear unduly prominent or incongruous in this respect.
• 6.3.3 Whilst the utilisation of externals materials different to the existing dwelling is noted, with the proposals not including any changes to the externals of the existing dwelling, it is noted that the principle of such a contrast was approved and implemented for the adjacent property. In any case, the site is not within a Conservation Area and the contrast of external materials is not objected to, which would add further interest to the development and make clear that the proposals consist of additions to the original property.
• 6.3.4 In summary, the proposals are considered to assimilate reasonably successfully with the existing dwelling, whilst not appearing unduly prominent or resulting in a detrimental impact upon the character and appearance of the locality. The development is therefore considered compliant with General Policy 2 (b) & (c) of the Strategic Plan.

6.4 NEIGHBOURING AMENITY

• 6.4.1 Concerns in principle have been raised by the occupants of the adjacent property but these have not been specifically outlined, with no follow-up letter of representation having been received. In any case, and as noted above, the proposed extension would effectively mirror the extension recently permitted and implemented in the adjacent neighbouring property (no. 29), with an almost identical rear building line. A single window is proposed at first-floor in the northern flank elevation. However this would serve an en-suite bathroom and could be suitably fitted with obscure glazing to be secured via condition.

• 6.4.2 With respect to the amenities of No. 29, the proposals would likely give rise to only a moderate degree of additional overshadowing in the early afternoon, however such an impact

• is not considered to be sufficiently harmful to warrant refusal of planning permission. Likewise, the extension would be well offset from the mutual flank boundary, thereby ensuring the development would not appear unduly prominent, overbearing or intrusive in the context of No. 29's rear garden
• 6.4.3 Turning to the impact of the development upon the amenities of No. 31 to the south, it is apparent that the bulk of primary windows serving the property are located on the front (south-eastern) and side (south-western) elevations, and would therefore not be directly impacted by the development. Whilst some windows are noted on the rear elevation, it is apparent that none of them would also be directly impacted as a result of the proposals, particularly given the single-storey 'wing' of No. 31 which projects beyond the rear building line of the resultant dwelling as proposed.
• 6.4.4 The remainder of windows on the rear elevation are already effectively shielded from the impact of additional bulk/dominance/loss of light associated with the proposals by the single-storey 'wing'. A single window is noted on the north-eastern flank elevation, and whilst it is not clear as to whether this is a primary window or not, is in any case already abutting the mutual boundary wall adjacent to No. 30's conservatory. The proposals would therefore not result in any material loss of daylight to this window. No windows are proposed above ground level in the corresponding flank elevation, thereby ensuring that the privacy of No. 31 would be safeguarded.

• 6.4.2 Given the above, the proposals are considered to sufficiently safeguard the amenities of adjacent residential properties, in compliance with General Policy 2 (g).

6.5 OTHER MATTERS

• 6.5.1 The proposed works comprise extensions to an existing dwelling, and therefore the proposals are not expected to create any changes or new issues in respect of criminal actively or spread of fire. Whilst the proposals will be increasing the overall floor space, the applicant has stated within the application form that any water run-off will be dealt with as per the existing surface water drainage system and therefore no concerns are raised in this regard. Whilst the proposed works are increasing the floor area of the property, it is not expected that the water usage of the dwelling will materially increase, therefore there are no new issues in this respect.

- 7.0 CONCLUSION

7.1 The proposed extensions are acceptable in terms of their form, mass and design by providing suitable extensions to an existing residential property, without significant detriment to the amenities of adjacent residential properties, and as such comply with Strategic Policy 5, Spatial Policy 2, General Policy 2 and Environment Policy 42 of the Strategic Plan (2016). The proposals are therefore recommended for approval. - 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:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above 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: 13.12.2022 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.