DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00312/B Applicant: Mr Stuart Green Proposal: Extension to existing bedroom Site Address: 35 Howe Road Onchan Isle Of Man IM3 2BA Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.05.2023

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.

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

Overall, the proposal is considered to align with the general considerations of General Policy 2, Environment Policy 42, and Strategic Policy 3 (b), and the principles of the Residential Design Guide, and will have no unacceptable impact on neighbouring amenity, or adverse visual impact on the character and appearance of the site and street scene.

Plans/Drawings/Information; This decision relates to the documents and plans date stamped and received 31 March 2023. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site comprises the residential curtilage of a single storey detached dwelling located on Howe Road in Onchan. The existing dwelling has a square flat roofed bay window and large flat roofed garage on its west elevation. - 1.2 The dwelling sits on the northern side of Howe Road which is topographically higher than the other side of the street. The properties to the rear which are along Manor Park have site levels set higher than the application site and its neighbours on this side of Howe Road. Due to the raised nature of the land views of the flat roofed garage and bay window are achievable from sections of the highway when in front of the property. - 1.3 The street scene is characterised by a mix of dwelling design styles of bungalows, dormer bungalows, and two storey dwellings (including split level dwellings). A number of the dwellings within the street scene have flat roofed garages, flat roofed dormers, bay windows, porches and conservatories on prominent elevations.

2.0 THE PROPOSAL - 2.1 Planning approval is sought for Extension to existing bedroom. The proposed works would involve:

• a. Removing the existing flat roofed square bay window on the west elevation of the dwelling and which serves an existing bedroom on the front elevation of the dwelling and replacing it with a new flat roofed extension. The extension would project 1.7m from the west elevation of this bedroom, be 5.1m long, and be 3.8m high from the ground level to the top of its flat roof (3.45m to the eaves).
• b. This extension would be finished in smooth sand cement render and painted to match the existing dwelling appearance, while the new flat roof over would be in grey polyroof (or similar) single membrane roof with warm roof construction and no external fascia guttering. The new window would be white UPVC double glazed unit and would be installed on the front elevation of the extension.

2.3 No trees or large shrubs would be removed from the site to facilitate the development. - 3.0 PLANNING POLICY

3.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 6, Onchan and the property is not within a Conservation Area or a Flood Risk Zone. There are no registered trees on site and the site is not within a registered tree area. The following Strategic Plan policies are, therefore, relevant: - 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;

• (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; (j) can be provided with all necessary services;

• (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.

3.3 Paragraph 8.12.1:

• "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".
• 3.4 Environment Policy 42 (In part): New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality.
• 3.5 Strategic Policy 3 (In part): Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (b) having regard in the design of new development to the use of local materials and character.

3.7 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10. - 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, 4.7 on Flat Roof Extensions, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme. - 5.0 PLANNING HISTORY

5.1 The application site has been the subject of a previous planning application which is considered to be materially relevant in the assessment and determination of the application:

5.2 Planning approval was granted in 2012 under PA 12/01504/B for Extension to rear elevation, which enabled the erection of extension to the dwelling to create a larger kitchen and dining on the rear elevation. - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 7 April 2023. - 6.2 Onchan Commissioners have recommended that the application be approved for planning purposes subject to a larger overhang on the flat roof (18 April 2023).

6.3 No comments have been received from neighbouring properties. - 7.0 ASSESSMENT

7.1 The key issues to consider with this application are:

• a. The visual impact of the proposal on the appearance of both the site itself and the street scene or character of the area (GP 2, EP 42 & STP 3); and
• b. The potential impacts on neighbours and their amenity (GP 2 and RDG 2021),

7.2 Visual Impact

• 7.2.1 The proposed extension incorporate features that exist on the main dwelling; such as the flat roofed elements, painted render wall finish, UPVC window, with design that relates well with the current appearance of the existing dwelling on site. Therefore, it is considered that the

proposed development would fit seamlessly into the appearance and character of the main dwelling on site. Given the above, it is considered that the general appearance of the extension would not detract from the overall appearance of the dwelling on site.

• 7.2.2 With regard to the impact of the proposed works on the character and appearance of the street scene and area, it is considered that the proposal would not introduce features that are at variance with the prevailing design pattern within the site or surrounding area. Whilst it is noted that the position of the extension is such that views would be achievable from sections of the abutting highway, the design of the extensions reflects the prevailing design types within the street scene of Howe Road and the adjoining streets. Therefore, it is considered that the proposed extension would be in keeping with the character of the street scene and locality and accord with GP2 (b & c) and the principles within section 3.1 of the Residential Design Guide.

7.3 Impact on Neighbours (GP 2 and the RDG)

7.3.1 The key considerations in terms of impact on neighbours are risks of overshadowing and overlooking of the neighbouring dwellings, particularly for 33 Howe Road to the west, which sits adjacent the proposed extension.

• 7.3.2 From reviewing the details of the proposed scheme, it is considered that there would be no overbearing or overshadowing impacts on this neighbours due to the setback position of the garage on this neighbouring property which is directly adjacent the extension, the position of neighbouring fenestrations, the separating distance, and the height of the extension, which would ensure that any impacts are minimal.
• 7.3.3 With regard to overlooking, it is considered that the opportunities for overlooking would be diminished over the existing situation as the existing large bay window area on this elevation would be removed and replaced with solid walls. Also, the only window on this extension would be installed on the front elevation where it wold not cause any overlooking concerns. As such, it is not considered that overlooking impacts would result.

- 8.0 CONCLUSION

8.1 The application is considered to align with the general considerations of General Policy 2, Environment Policy 42, and Strategic Policy 3 (b), and the principles of the Residential Design Guide, and will have no unacceptable impact, and as such is recommended for approval. - 9.0 INTERESTED PERSON STATUS

9.1 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.

9.2 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 4(2) 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: 26.05.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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