Officer Planning Report

Planning Report And Recommendations {{table:323644}} ## Development Plan Policies The application site is in an area zoned as "Predominantly Residential" identified on the Onchan Local Plan 2000. It is appropriate to consider the relevant points from General Policy 2 of the Isle of Man Strategic Plan (20th June 2007). ## Consultations Highways Division do not oppose as it has no traffic management, parking or road safety implications. Onchan Commissioners recommend that the application be approved. ## Assessment Given the nature of the application it is appropriate to consider the relevant points from General Policy 2 which will normally permit development provided that the development: - (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; - (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. It is also relevant to consider Paragraph 8.12.1 of the Strategic Plan, which 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." The application seeks approval for the erection of an extension which would measure approximately 17.49sqm and would be adjacent to the boundary which is shared with 19 Third Avenue. The extension at the rear would be at a height of approximately 3.5m. The extension would be finished to match the existing. In terms of the form and design the proposed extension would be in keeping with the existing dwelling and would not adversely affect the visual amenities of the property or the surrounding area in general. In terms of the potential impacts to the neighbouring properties, the proposed extension would project from the rear elevation by approximately 3m, there would be no windows in either of the side elevations however there would be a door and a window in the rear elevation, it is considered that the distance from the neighbouring property at the rear would be significant enough as not to result in overlooking or loss of privacy to the neighbouring properties. The proposed extension would be built up to the boundary which is shared with 19 Third Avenue. The extension would be 3.5m at its highest point, approximately 0.5m below the first floor windows. At its highest point the extension is only 1.5m higher than a 2m fence which would be allowed under the Permitted Development Order. Given the orientation of the application site, it is considered that the proposed extension would not result in undue loss of light to 19 Third Avenue or appear overbearing. Finally dealing with the widening of the vehicular access and extending the area of hard standing which would be to the front of the property. Included in the application is the demolition of the front boundary wall to widen the existing vehicular access to provide access and off road parking for two vehicles. The area of hard standing would be finished with paving. There are a number of properties on Third Avenue which have created off street parking spaces in the front garden. It is considered that the proposed development would not unduly harm the visual amenities of the area and would be finished to be in keeping with the street scene. For the above reasons the application is considered to be acceptable and is recommended for approval. ### Party Status The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. 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. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 13.05.2011

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

C 2. This permission relates to the alterations, erection of extensions, creation of hard standing and widening vehicular access as shown in drawings Location Plan, Site Plan and P 306 01 A received 12th April 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : 31 May 2011

Signed: [Handwritten signature] Senior Planning Officer

Signed: [Handwritten signature] Senior Planning Officer

13 May 2011

13 May 2011