Officer Report

Application No.: 15/00061/B Applicant: Mr Stephen Taggart Proposal: Removal of existing cladding and application of render to dwelling Site Address: 8 Hillcrest Grove Onchan Isle Of Man IM3 3HY Case Officer : Mr Chris Balmer Photo Taken: 10.02.2015 Site Visit: 10.02.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of 8 Hillcrest Grove, Onchan which is a modern single storey detached bungalow located on the eastern side of Hillcrest Grove, which forms a residential cul-de-sac. The property is a single storey property with simple, uPVC cladding and brickwork finshed walling and a tiled roof.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the removal of existing cladding and application of render to the dwelling to replace the existing cladding and brickwork.

3.0 PLANNING STATUS AND POLICY - 3.1 The site lies within an area designated on the Onchan Local Plan of 1999 as Residential. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered materially relevant to the assessment of this dwelling: - 3.3 General Policy 2 state: "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."

3.4 The Onchan Local Plan contains a policy which is similar to this: 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."

4.0 PLANNING HISTORY - 4.1 No planning applications have been submitted for this property.

5.0 REPRESENTATIONS - 5.1 Onchan District Commissioners indicate that they do not oppose the application (received on 04.02.2015).

6.0 ASSESSMENT - 6.1 The proposed works will materially change the appearance of the property, although, having visited the area it is noted that a variety of styles and finishes have been undertaken within the estate. Accordingly, this will be an acceptable way to finish the property. It is considered the proposal will be beneficial to the appearance of the individual property and the street scene.

7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Douglas Local Plan and therefore recommended for an approval.

8.0 PARTY STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation:

18.02.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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 drawings reference numbers ST 001, ST 002, ST 004, ST 005, ST 006, ST 007, ST 009 and ST 010 all received on 21st January 2015.

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

Decision Made : Permitted Date; 25.02.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :……S CORLETT. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management