DEC Officer Report

Application No.: 20/00469/B Applicant: Mr Daniel Priestnal Proposal: Alterations and erection of side extension to replace existing detached garage Site Address: 31 Eskdale Road Onchan Isle Of Man IM3 2AH Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.06.2020 _________________________________________________________________

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. It is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guidance.

Plans/Drawings/Information; This approval relates to drawing 320-01 REV A received on 30th April 2020. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is an existing detached bungalow within an established residential area, which contains a mix of properties, predominantly detached. The application property is pebble dashed with a pitched roof and white uPVC windows, including two bays to the South West elevation. Existing fencing is to the rear and one side elevation.

1.2 Eskdale Road rises from the junction with King Edward Park to the South East, bends around a corner before re-joining King Edward Park Road. To the rear of the property is the kitchen, bathroom and study (all with windows in the rear elevation), with a small porch flatroof extension (3.3 metres in height meeting the main house under the gutters), accessed by steps. The property has garden on all sides, with the main areas being the front, the side (onto Eskdale Road) and the rear (including drive way and previously occupied by a garage, which has since been demolished). - 1.3 The plans show parking for two cars in tandem. - 1.4 The property faces North-West and occupies a corner-plot, meaning that to the NorthEast is a neighbouring property (No. 29) to the rear is a neighbouring property (No. 33) whilst the South West boundary of the property (a side boundary) is with Eskdale Road itself, and it is to this side where the existing driveway (including access) is located. Nos. 22, 24 and 26 Eskdale Road face the front of the application site, N. 28 has an angled view of the corner and Nos. 30 and 32 face the side. There is a small cul-de-sac of properties to the North West of King Edward Park, with No. 13 facing North East but having an irregular shaped garden with a point just touching the rear garden of the application site.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the alterations and erection of side extension to replace existing detached garage.

3.0 PLANNING HISTORY - 3.1 The previous application is considered material in the assessment of this application: - 3.2 Alterations and erection of side extension to replace existing detached garage 19/01233/B - REFUSED on the following ground:

"R 1. It is considered that the proposal would be clearly visible from public view and from No. 30 Eskdale Road and have an unacceptable impact on the appearance of both the property and the streetscene due to its height (in particular in relation to the roof of the existing house), size (in particular the increase to the length of the South-West elevation) and design (in particular roof shape and join to the existing house) and as such be contrary to parts b, c and g of General Policy 2 of the Strategic Plan (2016) and paragraphs 6.3.2 and 6.3.3 of the Residential Design Guidance (2018)."

4.0 PLANNING POLICY - 4.1 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 and Draft Eastern Area Plan. The site is not within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that is considered specifically relevant to the assessment of this current planning application: - 4.3 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."

4.4 The Residential Design Guide (2019) is capable of being a material consideration. It states at 1.2.2 that, "This document provides general advice but cannot cover every eventuality. Wherever possible, it sets out generally acceptable approaches. If a proposal does not meet these, the planning application should explain why. All planning applications will be judged on their merits, taking account of the likely effect on neighbouring properties and the character of the building or street". - 4.5 It states at 3.1.3 that, "The main design elements that should be considered include: o the relationship to the original part of the building - including materials, design and detailing (such as window materials and proportions);

• - the relationship with adjoining properties, including the building line, roof line, orientation, and the slope of the site; and
• - the pitch, shape and materials of the original roof, including the presence of original dormers and chimneys".

5.0 REPRESENTATIONS - 5.1 Onchan Commissioners do not object (02.06.2020). - 5.2 Highway Services do not oppose (27.05.2020).

6.0 ASSESSMENT - 6.1 The key issues to consider in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondly the potential impact upon neighbouring residents.

POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE and Conservation Area

6.2 The proposal firstly remove an unattractive flat roofed garage which is a positive. Furthermore the new side extension with hipped roof, would sit well with the existing property and become a subordinate extension, with the main dwelling house being the prominent feature on the site. Overall, it is considered the design, scale, size, finish and proportion of the extension would be acceptable within the street scene and to the individual dwelling. POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS

6.2 The neighbouring properties most affected would be Nrs 29 and 33. However, given the extension siting, design, size it is not considered the impact upon the neighbouring properties to the northeast (Nr 29) and southeast (Nr 33); given the size, height and position of the extensions, the distance/orientation from the neighbouring properties, suns orientation (east to west) and also given the existing boundary treatment (fencing) between the properties. Accordingly, it is considered the proposal would be appropriate in this respect.

- 7.0 CONCLUSION

7.1 Overall it is concluded that the planning application would have no significant impacts upon public or private amenities and therefore accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guidance and as such the planning application is recommended for approval. - 8.0 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: 17.06.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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