Officer Report 4 February 2013

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Officer's Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE FOR DETERMINATION AS THE OWNER/OCCUPIER OF THE NEIGHBOURING PROPERTY IS AN EMPLOYEE OF THE PLANNING AND BUILDING CONTROL DIVISION.

The Site

1. The application site is the curtilage of 15 Queens Road, Onchan which is a two storey mid terrace property situated to the western side of the highway. There is an existing two storey outlet at the rear of the property with a single storey adjoining extension. There is an unusual curtilage in that part of the existing single storey store projects towards the neighbouring property and yet is included with the curtilage of the application site. There is also a yard, patio and garden area with an existing parking area beyond.

1. Queens Road slopes downwards from north to south which results in the terrace properties stepping down towards the south. 13 Queens Road is at a slightly lower level than the application site, there is a wall and fence on the boundary which provides some screening between the properties.

The Proposal

1. The application seeks approval for the demolition of the single storey extension to the rear and the erection of a new single storey extension to provide a dining area off the existing kitchen. The proposed extension would be built near to the side boundary shared with 17 Queens Road.

Planning History

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

Development Plan Policies

1. The application site is within an area zoned as “Predominantly Residential” identified on the Onchan Local Plan 2000. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).

6. 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:

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.

7. Paragraph 8.12.1

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.

Consultations

1. Highways Division do not oppose as it has no traffic management, parking or road safety implications.
2. Onchan Commissioners recommend approval.
3. The owner/occupier of 13 Queens Road, Onchan has registered their interest in the application and wish to be granted interested party status.
4. Isle of Man Water and Sewerage Authority have no objection subject to standard conditions.

Assessment

1. The application seeks approval for the demolition of the existing single storey elements at the rear of the property and the erection of a single storey extension which would measure approximately 8sqm. The main issues to consider in the assessment of the current application are the impacts on the amenities of those occupying the neighbouring properties and the impact on the character and appearance of the street scene.
2. The proposed extension would be built near to, but not abutting, the side boundary which is shared with 17 Queens Road which has an existing extension and also decking which is at a slightly higher level than the patio area of the application site.
3. There would be no windows in the side elevations of the proposed extension with only bifolding doors in the rear elevation. Given that there would be no windows in the side elevations, the proposed extension would not result in undue overlooking or loss of privacy. The proposed extension would project further towards the rear than the existing, however,

given that the extension would be single storey it is considered that the proposal would not appear unduly overbearing or result in a loss of light to either 17 or 13 Queens Road.

1. There are a number of single storey extensions to the rear of the properties along Queens Road therefore the proposal would not be out of keeping with the general character and appearance at the rear of the properties. The rear of the properties on Queens Road is not highly visible from the main public thoroughfares and therefore would not have a harmful impact on the street scene.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

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

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

1. The Isle of Man Water and Sewerage Authority is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is not afforded party status.

1. The owner/occupier of 13 Queens Road, Onchan is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (6) (a), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 04.02.2013

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. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the erection of a single storey extension as shown in drawings 753/001, 753/002 and 753/003 received 10th December 2012. and 753/003 Rev A

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made : ... ... Committee Meeting Date :

Signed : ... Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☑ YES / ☐ NO