Officer Planning Report Recommendation

Planning Report And Recommendations {{table:481510}} ### Considerations {{table:481508}} ### Written Representations ### Consultations {{table:481509}}

Officer's Report

The Application Site And Proposed Development

The application site comprises the residential curtilage of a detached dwelling that is located on King Edward Road in Onchan.

The proposed development comprises the erection of a replacement front porch and entrance steps. The proposal is put forward as an amendment to previously approved planning application 07/00049/B.

Planning History

The application site has been the subject of one previous planning application that is considered specifically material to the assessment of this current planning application.

Planning application 07/00049/B sought approval for the construction of a replacement front porch and new entrance steps. This previous planning application was approved on the 23rd February 2007.

Representations

Onchan District Commissioners recommend that the planning application be approved.

Planning Policy

In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan 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."

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."

Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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."

ASSESSMENT

The planning application seeks approval for the erection of a replacement front porch and entrance steps. The proposal is put forward as an amendment to previously approved planning application 07/00049/B.

It is considered that the amendment from the previous approved proposal is relatively modest and that the overall development contained within the proposal is acceptable. The proposal does has suitably limited impact on public and private amenity, and therefore accords with policy O/RES/P/21 of Planning Circular 1/2000 and General Policy 2 of the Isle of Man Strategic Plan 2007.

It is recommended that the planning application be approved.

PARTY STATUS

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Onchan District Commissioners.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 13.07.2009 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 approval relates to drawing no.s 01, 02, 03, 04, 05, 06, 201C, 202C, 203C, 204C and 205 date stamped the 3rd June 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : 20.07.2009

Signed : 11/09/2009 Senior Planning Officer

13 July 2009 09/00964/B Page 2 of 2