Officer Report

Application No.: 18/01063/B Applicant: Ryan Forgie Proposal: Erection of extension to rear of property Site Address: 169 Royal Avenue Onchan Isle of Man IM3 1LL Planning Officer: Mr Nick Salt Photo Taken: 31.10.2018 Site Visit: 31.10.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.11.2018 _________________________________________________________________

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. All external roofing materials to be used shall match those of the existing building in respect of colour, type and texture.

Reason: In the interests of the character and appearance of the site and surrounding area, in order to comply with General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information:

This permission relates to the following plans and drawings date stamped received 10th October 2018:

• o 001/169 - Existing Floor plans and elevations
• o 002/169 - Proposed floor plans and elevations
• o 003/169 - Site & Location Plans _______________________________________________________________

Interested Person Status – Additional Persons

none _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The site is the residential curtilage of 169 Royal Avenue, Onchan. The area is characterised by terraced and detached dwellings of 2 storeys. The Royal Buildings apartments and associated car parking sit to the immediate north of the site. - 1.2 The site dwelling is the 2 storey end terrace to the north east of a terraced row. To the rear is a protruding kitchen area and outhouse, and a tarmacked access lane runs alongside the northern gable of the building. The house has a render finish and slate roof.

2.0 PROPOSAL - 2.1 The proposal is for a small 4.2 sqm ground floor extension to the rear of the dwelling. The extension would bring the kitchen area out closer to the boundary wall, with a pitched roof sloping downwards towards the side access lane. The roof is proposed to feature slate roof to match the existing, and a 0.78x0.98m Velux roof light. - 2.2 A double patio door would also be installed to the rear elevation. Render would match the existing dwelling, and a window to the rear of the north elevation would be blocked up to accommodate the new extension roof.

- 3.0 PLANNING HISTORY

3.1 There is no planning history considered materially relevant to this proposal. - 4.0 PLANNING POLICY

4.1 The Onchan Local Plan 2000 designates the site as within an area zoned for Residential use (Map 1 - Village).

4.2 Due to the land use designation, General Policy 2 of the Isle of Man Strategic Plan 2016 applies (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;"

4.3 It is also important to have regard to Paragraph 8.12.1 of the Strategic Plan: "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." - 4.4 The Onchan Local Plan 2000 echoes this: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."

- 5.0 REPRESENTATIONS

5.1 Onchan Commissioners recommend the application for approval (31.10.18). - 6.0 ASSESSMENT

6.1 In considering an extension such as this in a residential area, it important to have specific regard to potential impacts on neighbours and their amenity, and the appearance of both the site itself and the street scene or character of the area.

6.2 Neighbour Amenity

• 6.2.1 The key considerations in terms of impact on neighbours are risks of overshadowing and/or overlooking and loss of privacy to dwellings within 20 metres. As the extension sits neatly between an existing annex and then rear elevation, and is angled away from the rear gardens of the other terraces, there would be no such risk from this proposal.
• 6.2.2 Additionally, there would be no window apertures or openings facing out into neighbouring properties, an existing window on the north elevation is to be blocked up. The proposal would therefore have neutral effect on neighbour amenity and would comply with GP2 (g).
• 6.3 Impact on Appearance/ Street Scene

• 6.3.1 The proposed extension would not be visible from Royal Avenue, therefore its visibility would be greatly reduced. Regardless, the proposal demonstrates design which is sympathetic and subordinate to the main dwelling. In particular, the matching roof slates and wall render, and the single storey nature of the extension, would ensure that it does not damage the street scene or the character and appearance of No169. In this regard, the proposal is in compliance with GP2 (b,c&g).
• 7.0 CONCLUSION

7.1 In summary, the proposal meets the requirements of the aforementioned policies in the Isle of Man Strategic Plan 2016 and is acceptable. - 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 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 : 13.11.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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