DEC Officer Report

Application No.: 21/01447/B Applicant: Ms Rebecca Boot Proposal: Extension to rear elevation Site Address: 26 Royal Avenue Onchan Isle Of Man IM3 1EZ Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.01.2022 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

It is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan, Residential Design Guide and Area Plan for the East, not having any significant public or private amenities.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 29.11.2021. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of 26 Royal Avenue, Onchan, a two storey traditional Victorian mid-terraced dwelling located on the eastern side of Royal Avenue.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Area Plan for the East. The site is not within a Conservation Area. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, which 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."

2.3 Residential Design Guide July 2021

3.0 PLANNING HISTORY - 3.1 There are no previous applications on this site.

4.0 PROPOSAL - 4.1 The application seeks approval for the erection of single storey flat roofed extension to rear elevation, which infills between the application site and neighbouring property Nr 28 two storey rear outriggers. The works are retrospective.

5.0 REPRESENTATIONS - 5.1 Onchan Commissioner have no objection (15.12.2021). - 5.2 Highway Services do not object (13.12.2021).

6.0 ASSESSMENT - 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the street scene/individual property and the individual property and impacts upon neighbouring amenities. - 6.2 The extension is contemporary in design with a large window to the front elevation and with the flat roof design and colour results in a very sleek design. The proposal is not especially apparent from public views being to the rear elevation and the rear boundary treatments which reduces views from the rear access lane to the site. While flat roofed design isn't normally encouraged, in this case it is considered the proposal is appropriate in this situation, especially given the proposal is essential an infill development and of a more modern

• interesting design. Accordingly, from these respects the proposal would comply with General Policy 2 and the Residential Design Guide.
• 6.3 In terms of impacts upon neighbouring amenities, there will be little to no impact given the single storey extension is set between the two storey outrigger of the site and Nr 28. This and the boundary treatment will ensure the impact is minimal.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan, Residential Design Guide and Area Plan for the East, not having any significant public or private amenities and therefore it is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 24.01.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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