Officer Report

Application No.: 18/00243/B Applicant: Mr Paul Collins Proposal: Erection of a domestic storage shed Site Address: 36 King Edward Park Onchan Isle Of Man IM3 2AB Principal Planner: Mr Chris Balmer Photo Taken: 26.04.2018 Site Visit: 26.04.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.07.2018 _________________________________________________________________

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 garden shed hereby approved must hereby approved may be used only in association with the main dwelling house "36 King Edward Park" and for purposes incidental to the use of main dwelling house "36 King Edward Park" as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan 151-03 received on the 7th March 2018.

Reason: To safeguard the residential character and amenities of the area; to ensure that the proposal remains available to meet the identified need; and the use of the shed has been considered on the bases of a residential need only and not for any commercial of any other uses.

• C 3. The existing vegetation along the southeast boundary is required to be retained unless otherwise agreed with the Department. Reason: In the interest of neighbouring amenities (outlook).

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference number 151-03 all received on 7th March 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 36 King Edward Park, Onchan which is modern dormer bungalow located to the north of King Edward Park and south of Harbour Road. The MER railway lines runs to the east of the site.

2.0 PROPOSAL - 2.1 The application seeks approval for the erection of a domestic storage shed.

3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. - 3.2 Due to the zoning of the site and the proposed works the following policy is relevant in the determination of the application:- - 3.3 General Policy 2 states: "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."

- 4.0 PLANNING HISTORY

4.1 The previous planning application is considered relevant in the assessment and determination of this application:

4.2 Additional use of lower ground floor residential living space as tourist accommodation 17/01063/C – APPROVED - 4.3 Erection of storage shed - 17/01197/b - Withdrawn

- 5.0 REPRESENTATIONS

5.1 Onchan Commissioners have no objection to the application subject to it for domestic purposes only (11.04.2018). - 5.2 Highway Services comment there are no highway implications (06.04.2018).

- 6.0 ASSESSMENT

6.1 The principal issues relate to the potential impact upon neighbouring amenities (loss of light and/or overbearing impact) by the development, the potential visual impacts upon the amenities of the street scene and potential impact upon the recent approved tourist accommodation. Potential impact upon neighbouring amenities - 6.2 The property most likely to be affected would be Nr 34 Kind Edward Park which is immediately to the southeast of the site and proposed shed. The shed would be located immediately on the boundary with this property and directly opposite the front door and bedroom window of Nr 34. Currently the boundary treatment between the two properties consists of bushes hedgerow (apx 1.5m in height) with larger hedges and conifer trees in parts. The south-eastern elevation which would have a height of 2.5m and would run 7m along this boundary facing Nr 34. The majority of the vegetation along the boundary would appear to be within the ownership of Nr 34. It is also noted the ground level of the site where the shed would be sited is apx 0.5 above the ground level of the Nr 34 driveway. - 6.3 It is noted that when undertaking a site visit of the site and neighbouring property, persons working at the application site indicated that the occupier of Nr 34 was currently living in a care home. - 6.4 Overall, it is considered the proposal would have an impact upon neighbouring amenities mainly through the potential for having an overbearing impact. However, given a fence of 2m could be erected in this area which would have a similar impact and given there is existing landscaping in place (softens any impact) and as no primary habitable rooms would be impacted (i.e. lounge/living room), the proposal is considered acceptable form this aspect. Potential visual impacts upon the amenities of the street scene - 6.5 The proposal would appear as a modest domestic shed, finished to match the existing dwelling. There are no concerns from this respect. Potential impact upon the recent approved tourist accommodation - 6.6 Part of the lower ground floor of the dwelling was recently approved for tourist accommodation. The proposal would essentially sit directly in front of all widows associated with the tourist unit apx 3.8m away. While this will have an impact upon outlook and detract from the amenities of the tourist unit, it is considered the outlook was never likely to be of high quality. Accordingly, should the applicants wish to detract from their own tourist accommodation, it is considered it is their decision to do so. Other Matters - 6.7 A condition should be attached to ensure the shed is only used for domestic purposes associated with the main house and for no commercial usage.

- 7.0 CONCLUSION

7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. - 8.0 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 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 03.07.2018 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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