DEC Officer Report

Application No.: 19/00381/B Applicant: Mr And Mrs Ian Hamilton Proposal: Sun room extension at rear of property to replace existing conservatory Site Address: 24 Windermere Avenue Onchan Isle Of Man IM3 2DT Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken: 25.03.2019 Site Visit: 25.03.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.05.2019 _________________________________________________________________

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.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 29th March 2019:

• o Location Plan
• o Drawing 03 Rev A - Site & Floor Plans, Elevations and Section as Proposed
• o Drawing 02 Rev A - Site & Floor Plans, Elevations and Photographs as Existing _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of 24 Windermere Avenue, Onchan. The property is a two storey detached dwelling with integral double garage. The lower half of the property is red brick with the upper being smooth render in cream with red brick details.

1.2 There is a conservatory at the rear of the dwelling to the left hand side of the northern elevation with a roof finished in polycarbonate which has a red brick plinth. The conservatory can be seen from the road side when entering Windermere Avenue with the conservatory being visible from the rear of the property. THE PROPOSAL

2.1 The current planning application seeks approval to replace the existing polycarbonate and brick built conservatory for a brick constructed sun room. The proposed sun room is 4m by

• 4.5m with bifold doors to the western elevation and a flat roof with sky lantern. The proposed extension is wider than the previous conservatory by 2.2m but is the same length.

PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.

PLANNING POLICY 4.1 The site lies within an area zoned as Proposed Predominantly Residential on the Onchan Local Plan Order 2000 as such General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 will apply in the assessing of this application.

4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 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;

4.3 Within chapter 8 of the Strategic Plan, paragraph 8.12.1 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 (16.04.2019).

5.2 Onchan Commissioners have considered the proposal and have no objection (1.05.19). ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this current planning application are the impacts of the proposed development on the character and appearance of the existing dwelling and upon the visual amenity of the surrounding area.

6.2 With regards to the existing dwelling, the sun room would sit on almost the same footprint as the existing conservatory abet wider. Although the sun room would be much wider than the existing conservatory it is deemed to respect the main dwellinghouse in terms of the siting, layout, scale, form, design and the landscaping of buildings and with an adequate space between the new extension and the adjacent neighbour at No.22 of 1.6m. As such this element of the proposal is deemed acceptable.

6.3 The sun room extension would only be visible from a main public thoroughfare of the rear pathway to the start of Windermere Avenue, and as such would have a minimal, if any, impact upon the visual amenity of the locality. Nonetheless, given the finish specification and the high quality standard of design, should the development be visible from a main public thoroughfare it would not appear unpleasant or detract from the existing character and appearance of the dwelling.

• 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) (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 : 07.05.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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