DEC Officer Report

Application No.: 20/00567/B Applicant: Mr Benjamin Haslam & Miss Maria Rus Proposal: Alterations and erection of extension to provide garage and additional living accommodation Site Address: 28 Victoria Avenue Onchan Isle Of Man IM3 1BD Planning Officer: Mr Paul Visigah Photo Taken: 14.08.2020 Site Visit: 14.08.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.08.2020 _________________________________________________________________

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.

Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 4 of the Isle of Man Strategic Plan 2016, and the RDG

• 2019. Plans/Drawings/Information;

This approval relates to the Planning and Design Statement, and Drawing Nos. 2002-VA-100, 2002-VA-101, 2002-VA-200-C and 2002-VA-201-B date stamped and received on 3rd June

• 2020. _______________________________________________________________

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report SITE

1.1 The application site is the residential curtilage of 28 Victoria Avenue, Onchan, a two storey end terrace dwelling with accommodation in the roof. This property which has its roof covered in grey slate tiles has two roof lights on the rear elevation and one roof light on the front elevation. There is a flat roof extension on the side of the dwelling which runs along the entire length of the dwelling and rests on the boundary with the walkway. - 1.2 Victoria Avenue is characterised by two terraced rows of two-storey dwellings with bay windows, painted render and grey tiled roofing. The street slopes at a medium gradient downwards facing east, with partial views of Douglas Bay. The properties on the street feature long and narrow rear garden areas extending out towards a gravel access lane. Many of the properties have sheds and garages in the rear gardens. - 1.3 The application property follows the same pattern with the properties on the terrace, albeit, there is no development within the rear yard as it is currently covered in rough grass and stone heaps. A 1.4m stone wall forms the boundary between the application site and its neighbouring dwelling No.26 on its south-eastern boundary. A stone wall previously enclosed the entire rear garden, but large sections have been removed as at the time of visiting the site. There is no off-street parking for the application property. THE PROPOSAL

2.1 The application seeks approval for alterations and erection of extension to provide garage and additional living accommodation. This would be built over sections of garden to the rear of the dwelling. - 2.2 The ground floor would feature a double garage (5.5m long, 7.1m wide on the broader side and 6.7m wide on the narrower side); a kitchen diner 5.7m long, 4.7m wide on the narrower side and 5.2m on the broader side; linked to a workshop at the rear of the kitchen (4m long, 3.9m on the broader side and 3.7m on the narrower side) with access to the garage and office space above the garage. There would be a hardstanding area 5.5m long and 6.3m wide which connects the dwelling to the rear access lane at the rear of the dwelling. - 2.3 The kitchen would be flat roofed with a lantern (1m wide, 2m long and 500mm high) and have bi-fold door 2.4m long and 2.1m facing the rear garden. The work shop would have a window 1.2m wide and 1.1m high with views to the garden area and rear yard that would result from the new enclosure. There would be no alterations to the boundary wall between the application site and no. 26. - 2.4 On the first floor, an attic home office is proposed, with gable ends on both sides of the steeply pitched roof. Three roof lights would be installed on the rear elevation of the garage roof facing the rear access lane, while 12 photovoltaic solar panels would be installed on the roof pane facing the rear yard. A window 900mm wide and 1.3m high would be installed on the side elevation with views to Mount View Road. Access to the first floor home office would be via an internal stairway with access to the workshop and garage. PLANNING POLICY

3.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Onchan Local Plan 2000 and the site is not within a Conservation Area. - 3.2 The Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 3.3 General Policy 2 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;
• (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;"

3.4 It is also important to have regard to paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 which 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"

3.5 Sections 7.2 of the Residential Design Guide July 2019 would also provide guidance in the assessment of the application. - 3.6 Development associated with renewable energy is referred to in the Strategic Plan as follows:

"12.2.8 The Department is fully supportive of the need to secure greater energy efficiency in new and existing development and has recently introduced additional energy efficiency requirements in the Building Regulations 2003. Energy efficiency and the use of renewable energy sources are covered in General Policy 2(m) of the Building Regulations. At the same time the Department recognizes that renewable energy sources can have adverse environmental impacts. The idea of a wind turbine Installation is currently being investigated and considered by the Manx Electricity Authority. Any feasible site is likely to be exposed and have considerable visual impact. There may also be other impacts such as noise. On a smaller scale, the popularity of domestic wind turbines has been increasing in recent years in response to rising energy prices and increasing awareness of climate change. Planning applications for domestic wind turbines are unlikely to require the submission of an Environmental Impact Assessment. The Department will assess any proposals for wind turbine installations by weighing the benefits of using such renewable energy sources against the environmental impact arising in any particular site. It is likely that the visual impact would be less detrimental on a coastal site than on a rural or upland one".

Accordingly:

Energy Policy 4: Development involving alternative sources of energy supply, including wind, water and tide power, and the use of solar panels, will be judged against the environmental objectives and policies set out in this Plan. Installations involving wind, water and tide power will require the submission of an EIA."

PLANNING HISTORY

4.1 The application site has been the subject of a single planning application which is not considered to be materially relevant to the current application.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in the letter dated 26 June 2020.

5.2 Onchan Commissioners recommended that the application be REFUSED on the following basis: "The height and impact of the proposed garage on the streetscape of Mount View Road." (15 July 2020) ASSESSMENT - 6.1 Given the scale and nature of proposed development, there are three key issues to consider in the assessment of this planning application. These are:

• i. the impact of the development proposed on the character and appearance of the area.
• ii. the impact of the development on the residential amenity of Nos. 26 Victoria Avenue, and
• iii. the impact of the proposal on parking in the area
• iv. if the proposal has any adverse environmental impact and if so, if the environmental benefit of renewable energy outweighs this.

6.2 The impact on the character and appearance of the area

• 6.2.1 The area is characterised by detached garages/parking areas which back onto the unadopted rear lane which serves all the properties in the area. The proposal with pitched roof would be larger than other detached garages at the rear of the properties on the terrace, albeit approval has been granted for a similar sized garage under PA 20/00549/B (This is 900mm lower than the proposed). The garage at No. 12 Victoria Avenue is also of a size that is similar to the proposed garage. Granting the proposed garage extension would rise higher than the neighbouring garages, its scale, appearance and finish would be in keeping with the area given that it would abut the gable end of a two storey terraced dwelling on Mount View Terrace, besides being set back about 5m from the rear access lane, 8m from the terrace and 2.5m lower than the abutting dwelling at the rear (1 Mount View Terrace). Based on the foregoing, it is considered the proposal would be in keeping with the character and appearance of the area.

6.3 Impact of the development on the residential amenity of No. 28 Victoria Avenue and 1 Mount View Terrace

• 6.3.1 With regard to impacts of the proposal on neighbouring dwellings, it is noted that No. 26 Victoria Avenue shares a 1.4m high boundary wall with the application site and as such the existing boundary treatment enables intervisibility between both rear gardens. More so, the views from the rear bifold doors on the side of the kitchen/diner would be at ground floor level and is not considered to introduce any form of overlooking, when the existing boundary treatment which allows intervisibility between both dwellings is taken into consideration. It is also not considered that the proposal would result in a overlooking from the first floor level either as the design is such that there would be no window openings with views to the abutting dwelling.

• 6.3.2 Whilst the proposed new garage would sit almost flush with the boundary between the respective curtilages, this is not an uncommon feature between the rear gardens of the dwellings on this side of Victoria Avenue as most of the garages and outbuildings are designed to flush with the boundary walls. It is also considered that the siting of the proposed garage and hardstanding area, at a position on the property significantly away from the rear extensions on No. 26 would ensure that the garage does not have an adverse overbearing impact upon the outlooks from this abutting property.
• 6.3.3 It is also noted that the new garage would be to the south-west of No. 1 Mount View Terrace, with the garage situated 8m from this abutting dwelling, in addition to its steeply

• pitched roofed sloping away from this dwelling. As such, it is not considered that the proposed garage would result in any loss of light to this abutting dwelling, given the setback between both dwellings and the orientation of both buildings. Another factor that stands as a positive for the proposed development with regard to No. 1 Mount View Terrace is the fact that the risk of overlooking and loss of privacy is unlikely to result given that there would be no windows positioned on this elevation to introduce overlooking.
• 6.3.4 The window on the side elevation of the first floor with views to the properties on the western side of Mount View Road would have had the potential to introduce some privacy concerns for these properties (particularly 37 and 39) given that it would be about 18m from both properties. However, it would only serve a stairway and as such it is not considered to pose a significant privacy concerns for these dwellings.

6.4 Impact of the proposal on parking in the area

6.4.1 The proposal would ensure that the application property has two off-street parking areas within the detached double garage and two additional parking areas for smaller sized vehicles on the hardstanding area at the rear of the garage (given its length is 5m). This would ensure that a minimum of two vehicles are kept off the street, reducing the pressure on onstreet parking within Victoria Avenue which is already pressed for on-street parking provisions. Besides, Highway Services have considered the application and have raised not objection.

6.5 Environmental Impacts of Solar Panels

The installation of the solar panels at the site is not considered to have any adverse impacts on the application property or the locality and will accord with the general support given to the introduction of renewable and alternative energy sources as set out in the Strategic Plan, and is not required to provide an EIA. Their introduction here is expected to help contribute to the overall operation and energy efficiency of the property. In this respect the proposal is considered to comply with paragraph 12.2.8 and Energy Policy 4 of the Strategic Plan.

CONCLUSION

7.1 In summary, the proposal while introducing a building which would have the potential for a greater level of impact upon the locality is not considered to result in impacts that are so significant to warrant a refusal. Accordingly, the proposal is considered to comply with GP2 of the IOMSP and the Residential Design Guide and therefore recommended for an approval. 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: 21.08.2020 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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