Officer Report

Application No.: 18/00459/B Applicant: Mr Fam Camara Proposal: Erection of side and rear extensions to dwelling Site Address: Ellan Vannin 13 Kerrocruin Kirk Michael Isle Of Man IM6 1AF Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.10.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information; This decision relates to drawing 163-01 received on 2nd May, 2018. _______________________________________________________________

Interested Person Status

Additional Persons

It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

Manx Utilities as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Department's Operational Policy on Interested Person Status (July 2018). _____________________________________________________________________________ Officer’s Report

THE SITE

1.1 The site is the residential curtilage of an existing dwelling, 13, Kerrowcruin, which lies towards the end of a cul de sac to the west of the main road which runs through Kirk Michael. The property is a single storey dwelling, similar to others in the cul de sac. The property backs onto the curtilage of the former railway line which is now a public footpath. THE PROPOSAL - 2.1 Proposed are two extensions, one to the rear and the other to the northern side, to provide more space to two existing bedrooms and a sunroom on the rear.

2.2 The side extension is flat roofed and will project out from the existing property by 2.4m, less than does the existing garage just in front of it. - 2.3 The rear extension has a pitched roof to match the main roof but 1.5m lower, and it will project out 4.3m and be 4.1m wide. This is set back from the boundary with number 12 by 5m. The application property is set back 3.5m further back from the estate road than number 12. The extension will come within 1.7m of the rear boundary.

PLANNING POLICY

3.1 The site lies within an area designated on the Kirk Michael Local Plan of 1994 as Predominantly Residential. As such, the Strategic Plan offers the following advice on the proposed development:

"8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use 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."

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:

• (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 and (g) does not affect adversely the amenity of local residents or the character of the locality".

PLANNING HISTORY

4.1 The site has not been the subject of any previous applications. REPRESENTATIONS - 5.1 Michael Commissioners have no objection (14.06.18).

5.2 Highway Services have no objection (18.05.18). - 5.3 Manx Utilities initially objected and sought a deferral pending further information but conclude that they have no objection (27.09.18).

ASSESSMENT

6.1 The proposal is neatly designed and neither extension will be visible from the front of the property. From the rear, if seen, the rear extension would sit comfortably in front of the rear elevation and mimic the roof shape, resulting in no adverse visual impact. The side extension, due to its height and position, is unlikely to be seen but in any case is modest and will not have any significant impact.

6.2 The extensions are positioned so that they will not have a direct impact on the living conditions of those in neighbouring property. CONCLUSION - 7.1 The proposal is considered to accord with the provisions of GP2 and is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) 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.

Decision Made : Permitted Date : 03.10.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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