DEC Officer Report

Application No.: 20/00318/B Applicant: Mr D Metcalfe Proposal: Alterations and extension of conservatory (retrospective) Site Address: 72 Birch Hill Crescent Onchan Isle Of Man IM3 3DA Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.04.2020 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

This application has been recommended for approval for the following reason. The proposal will have a limited visual or amenity impact and is therefore considered to comply with GP2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 13th March 2020:

• o Location Plan
• o Proposed and Existing Floor Plans
• o Proposed and Existing Elevations

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

1.1 The application site is the residential curtilage of 72 Birch Hill Crescent, Onchan which is a detached bungalow situated to the northern end of Birch Hill Crescent.

THE PROPOSAL

2.1 The current planning application seeks approval for the demolition and erection of a new extension to the rear elevation (retrospective), which is larger than the previous extension. The rear extension measures 4.8m by 4.4m with a height of 3m and has a flat roof. PLANNING HISTORY - 3.1 There are no previous planning applications identified on this site. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Onchan Local Plan 2000 Map 1. The Onchan Local Plan 2000 has a policy which is relevant to this assessment, O/RES/P/21 which states "Extensions and alterations to existing residential property will general not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property.

4.2 Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016. - 4.3 General Policy 2 of the Isle of Man Strategic Plan 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:

• 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;

• n) is designed having due regard to best practice in reducing energy consumption."

4.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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." REPRESENTATIONS

5.1 Highway Services have No Highways Interest in this application (23.04.20).

5.2 Onchan Commissioners have considered the proposal and have no objection (20.04.20). - 5.3 Manx Utilities have considered the proposal and object due to low voltage underground cable being located in the area of the detached dwelling (02.04.20). ASSESSMENT

6.1 The fundamental issues to consider in the assessment of the planning application are the potential impacts of the proposal on the character and appearance of 72 Birch Hill Crescent and the wider street scene.

6.2 When looking at single storey extensions to the rear of a property the Residential Design Guidance 2016 has some guidance, "3.1.2 General Policy 2 of the Isle of Man Strategic Plan (IOMSP) indicates that generally house extensions and new houses within areas designated for development will be permitted providing that they reflect and enhance the appearance of the

existing property, adjoining properties, and their setting in terms of scale, design and materials……………

4.2.1 In relation to single storey extensions to the rear of the dwelling, generally the main issues relate to potential loss of light and/or overbearing impact upon the outlook of neighbouring properties. Extensions to terraced or semi-detached properties can have the potential for the greatest concern. With either type of property the depth (i.e. rear projection) of an extension and the position (near the shared boundary) are key in ensuring any such extension does not impinge on the amenities of neighbouring properties."

6.3 The property is relatively modern and is not of any historic or architectural value, the rear extension is also of no historic or architectural value. The main alteration has been the increase in floor area and the increase of the overall height of the extension, neither of these are factors which would create a loss of light due to the garden being north facing. - 6.4 To the rear of the property the topography of the land changes in so much that the garage which follows the topography is at a lower level that the rear extension with the rear garden being at a higher level. This topography is followed through with the neighbouring properties with No.74 Birch Hill Crescent being at a higher height and No.70 Birch Hill Crescent being at a lower level. No.70 Birch Hill Crescent is the most likely to have an overbearing impact due to the height of the new extension measuring over 50cm higher than the previous extension. There is a distance of around 4m from the extension to the boundary of No.70 Birch Hill Crescent which is enough of a gap to limit any overbearing feeling, there is also the advantage of the garage being situated between this gap. - 6.5 Due to where 72 Birch Hill Crescent is situated the rear extension can only majority be seen from the two neighbouring properties, there is a slight chance that the rear extension can be seen from the Main Road of Birch Hill Crescent but it would not be enough to impact how the property is viewed within the streetscene. CONCLUSION

7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable. 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.

Decision Made : Permitted Date: 01.05.2020 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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