Officer Report and Recommendation

Case Officer: Miss Melissa McKnight Photo Taken: 27.09.2012 Site Visit: 27.09.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of 34 Sunningdale Drive, a two storey semi detached property sited on the south western side of Sunningdale Drive, Onchan.
2. The existing dwelling is finished in a dash render and has PVC framed windows throughout. To the rear of the dwelling are two garden shed and a summer house which is the subject of this retrospective planning application.
3. Sunningdale Drive is characterised by semi detached properties of similar from and appearance with a handful of dwellings having a garage feature in replace of a full length driveway. There have been a number of dwellings that have had different external rear alterations including extensions, erection of conservatories and garden sheds and decking features.

The Proposal

1. This retrospective planning application seeks approval for the erection of a summer house measuring 4m x 4m x 2.75m high.
2. The summer house has a pitched roof and is finished in a cream coloured outer PVC box profile cladding with dark coloured roof lights.

Planning History

1. The application site has been the subject of one previous planning application that was approved and is considered specifically relevant to the assessment of this current planning application:

PA 02/00502/B: Extension to rear of dwelling.

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as predominately residential under the Onchan Local Plan 2000 (Map No. 1). There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered relevant to the assessment of planning application:

Application No.:	12/01226/B
Applicant:	Mrs Barbara Jean Ringham
Proposal:	Erection of a summer house (retrospective)
Site Address:	34 Sunningdale Drive Onchan Isle Of Man IM3 1EH

Policy O/RES/P/21 states:

"Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:

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."

REPRESENTATIONS

1. Onchan District Commissioners have no objections to the current planning application.
2. The Highways Division has no objections to the current planning application.
3. The owner/occupier of No. 32 Sunningdale Drive has made a representation to the current planning application raising concerns about the siting and design of the summer house.

ASSESSMENT

1. The proposed summer house is only slightly larger than that which would have been permitted under the Town and Country Planning (Permitted Development) Order 2012 were there not already sheds on the site. The erection of the summer house should primarily be assessed upon its impact on the residential amenity of No. 32 and No. 36 Sunningdale Drive and its impact on the existing dwelling and surrounding area.

1. The summer house is erected 0.4 metres from the timber fence boundary between the application site property and adjoining property, No. 32 Sunningdale Drive. From the top level of the decking structure at the rear of No. 32 Sunningdale Drive the gable and north eastern roof pitch of the summer house is visible. Given the topography of the dwellings and Sunningdale Drive, it is inevitable that anything above the height of approximately 2 metres will be visible as the application site property is set above No. 32 Sunningdale Drive. The area of the summer house that is visible is not considered to appear as obtrusive and nor will summer house cause any loss of light given the orientation of the dwellings.

1. With regards to No. 36 Sunningdale Drive, the summer house is sited 4.6 metres from the boundary and faces the end section of a detached garage. The summer house is not judged to cause any undue impacts on the residential amenity of the local residents of No. 36 Sunningdale Drive given the existing siting of the garage and distance of the summer house from the neighbouring property.

1. When assessing any residential development it is imperative that the development does not cause harm to the enjoyment of the dwelling and that the development respects the main dwellinghouse and does not compromise residential amenity. Although the summer house is a large structure there is still private amenity space remaining at the rear of the property as well as a small garden area to the front. In addition, the summer house is not a fixed structure and could be easily removed. Overall, the summer house is not considered to have an adverse impact upon the existing dwelling.

1. The summer house is clearly domestic in scale and appearance, being similar to countless other summer houses found elsewhere within the curtilage of other residential properties. The visual presence of the summerhouse from Sunningdale Drive is limited and, as such, the impact on public amenity and street scene is acceptable.

1. Overall it is considered that the planning application accords to the provisions set out in Policy O/RES/P/21 of the Onchan Local Plan 2000 and General Policy 2 of the Isle of Man Strategic Plan 2007.

RECOMMENDATION

1. It is recommended that the planning application be permitted.

PARTY STATUS

1. The local authority, Onchan District Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

1. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The owner/occupier of No. 32 Sunningdale Drive

Recommendation

Recommended Decision: Permitted

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1.

This approval for the erection of a summer house relates to drawing detailing the location plan and 2 x A4 Photographs detailing the existing summer house in situ all date stamped 4th September 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 11-10-12

Determining officer (delete as appropriate)

Signed : S. M. O. U. A. Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Signed : Jennifer Chance Development Control Manager