DEC Officer Report

Application No.: 19/00735/B Applicant: Mary-Louise Buxton Proposal: Replacement of existing external doors on rear elevation with windows Site Address: 5 Queens Road Onchan Isle Of Man IM3 4AF Planning and Enforcement Assistant: Miss Vanessa Wilson Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.09.2019 _________________________________________________________________

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.

• C 2. The new windows must match in size and shape the amended drawing received on the 13th September 2019.

Reason: For the avoidance of doubt and in the interests of the character and appearance of the site and surrounding area.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 1st July 2019:

• o Site/Location Plan
• o Photos of the doors and windows in question
• o Floor Plan

This decision also relates to the revised elevation drawing received on the 13th September 2019

Interested Person Status – Additional Persons

None ____________________________________________________________________________ _

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of 5 Queens Road, Onchan which is a two storey mid terrace property situated to the western side of Queens Road. - 1.2 To the rear of the property there is a two storey rear extension which adjoins onto No. 3 Queens Road. - 1.3 Queens Road sloped downwards from north to south which results in the terrace properties stepping down towards the south as such No. 7 Queens Road is at a slightly higher level than the application site. - 1.4 There is a wall between No. 7 and No. 3 Queens Road which adds some screening between the properties. THE PROPOSAL

2.1 The current planning application seeks approval to replace the three doors to the western side elevation of the rear outlet with windows. Based on the dimensions given the new windows will be 850mm by 1050mm. PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant to the determination of this proposal. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Onchan Local Plan 2000, Village Map 1 and on the Area Plan for the East, Working Map 4, Onchan Village plus part North Douglas.

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

REPRESENTATIONS

5.1 Highway Services have No Highways Interest in this application (22.07.2019).

5.2 Onchan Commissioners have considered the proposal and have no objection (7.08.19). ASSESSMENT

6.1 The key issue to consider in the assessment of this planning application is the potential impacts upon the visual amenities of No. 5 Queens Road and of No.7 Queens Road.

6.2 During my site visit it was noted that the rear to No. 7 Queens Road was higher than No.5 Queens Road as such there is more overlooking to No.5 Queens Road.

6.3 The alteration of doors to windows will not alter the appearance of the property substantially. The works proposed are to incorporate the two outhouses into the main dwelling and as such this work should enhance the overall property due to renovation works being done. - 6.4 The top opening of the proposed windows will match one of the windows that is currently in situ as such this will create a more constant and unbroken appearance through the rear side elevation.

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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 26.09.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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