Officer Report

Application No.: 17/00179/B Applicant: Mrs Betty Sykes Proposal: Erection of an extension to rear elevation Site Address: 12 Church Avenue Onchan Isle of Man IM3 4ED Case Officer : Miss Abigail Morgan Photo Taken: 03.05.2017 Site Visit: 03.05.2017 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of 12 Church Avenue, Onchan, a mid-terraced two storey dwelling situated on the northern side of the street. The front elevations of the properties in the terrace have a similar appearance. - 1.2 The rear elevations are more varied with some properties having been extended in the past. No 10 Church Road was extended under 12/01027/B.

2.0 PROPOSAL - 2.1 This application seeks approval for the erection of a single storey rear extension between the existing outrigger and the boundary with 10 Church Road. - 2.2 The extension is apx 2.6m deep x 4.1m wide, with lean to pitched roof. Part of the extension is a bathroom and part is a conservatory. The bathroom element is rendered to match the main dwelling and the conservatory element is fully glazed.

3.0 PLANNING HISTORY - 3.1 There is no previous planning history.

4.0 PLANNING POLICIES - 4.1 The application site is located within an area of Predominantly Residential use by the Onchan Local Plan. Within the Isle of Man Strategic Plan, the following policies are judged to be relevant: 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;

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8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use, 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."

5.0 REPRESENTATIONS - 5.1 DOI Highways Division - no highways implications. 17.03.2017 - 5.2 Onchan District Commissioners - no objection. 08.03.2017.

6.0 ASSESSMENT - 6.1 The main issue is the impact of the proposal on the host dwelling. - 6.2 As it is between two existing extensions it is not considered to adversely affect any neighbours. - 6.3 The extension would be to the rear elevation which faces onto the rear service lane. This form of development already exists in the terrace. The proposal is well screened by the existing rear wall and is not considered to materially affect or harm the appearance of the property. - 6.4 As a result, it is concluded that the planning application does not conflict with General Policy 2 (b), (c) or (g) of the Isle of Man Strategic Plan 2016.

7.0 RECOMMENDATION - 7.1 On the basis of the above the application is recommended for approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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 , in this case, Department of Infrastructure Highway Services and
• (d) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted

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Date of Recommendation: 04.05.2017 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.

This approval relates to Location Plan, Site Plan and Drawing 394/1/3 all date stamped received 15 February 2017.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 05.05.2017 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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