Officer Report

Application No.: 17/01279/B Applicant: Mr & Mrs Dave MacDonald Proposal: Alterations and extension including installation of new window to south west elevation and erection of sun room Site Address: 22 Windermere Avenue Onchan Isle of Man IM3 2DT Case Officer : Mr Owen Gore Photo Taken: 31.01.2018 Site Visit: 31.01.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.02.2018 _________________________________________________________________

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.

• C 2. The external facing and roofing materials to be used on the proposed extension, hereby approved, shall match those of the existing building in respect of type, finish and colour.

Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2.

• C 3. The side window on the west/south west elevation, as shown on drawing No.1426.2, shall be installed so that lowest part of glazing will be no lower than 1.8m from the floor level of the room which it serves.

Reason: To ensure that the installation of the window will not impact the neighbouring properties in terms of overlooking in accordance with General Policy 2.

Plans/Drawings/Information: This permission relates to the following plans: Location Plan

• Drawing No.1426.1 - As Existing
• Drawing No.1426.2 - Approval Drawing

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

1.1 The site is located within a residential estate in Onchan. The building is within a row of dwellinghouses that face onto an open space; the application site faces a pedestrian route that connects Windermere Avenue to Groudle View; the Groudle River is to the north of this estate. THE PROPOSAL - 2.1 The proposal is to erect a single storey extension with a shallow pitched roof, to the north/north west elevation and install a window onto the west/south west elevation; this window is to compensate for the loss of the rear window on the dining room where the extension is to be attached. The materials are shown as brick with concrete tiles to match the existing dwelling. PLANNING POLICY - 3.1 The site is shown on the Onchan Local Plan Order 2000 map No.1 as being within the local plan area and the property is designated within an Proposed Predominantly Residential Area. General Policy 2 applies to proposals that are in accordance with the land-use zoning and states that development will normally be permitted where it: -

• (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;

3.2 Within chapter 8 of the Strategic Plan, paragraph 8.12.1, in relation to extensions to Dwellings in built up areas or sites designated for residential use, it states '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'. PLANNING HISTORY - 4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. REPRESENTATIONS - 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 22 December 2017.

5.2 Onchan District Commissioners have commented on this application and stated that they recommend that the application be approved in the letter dated 9 January 2018. ASSESSMENT - 6.1 The proposed extension is at the rear of the building and will not be visible from the streetscene. The materials will also match the existing dwelling.

6.2 A concern was raised regarding the level of the proposed side window and the increased overlooking into the neighbouring garden and conservatory. The level of the neighbouring

property at No.24 is slightly higher than the application site. Whilst on site there was a noticeable gap in the vegetation at this point and the properties were staggered so that the proposed window could look around the edge of the neighbour's dwelling; also it is considered that the length of it would also allow the applicant to look down the neighbours garden.

6.3 The submitted plans show the window located 1.7m above the floor level. It is considered that at this level an average height person could comfortably look out of the window; however accounting for the cill and the frame it was agreed with the applicant's agent that the glazed would be no lower than 1.8m making it difficult to look out of. There will be an impact on the applicant from people looking in, due to the levels on site but in this case the applicant has made the decision to include this window. CONCLUSION - 7.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents, subject to controls. In these respects, the proposal complies with General Policy 2. 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 21.02.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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