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18/00726/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00726/B Applicant : Mr Lee Saunders Proposal : Alterations to existing windows and installation of two patio doors to rear elevation Site Address : 22 Carrick Park Sulby Isle of Man IM7 2EY
Principal Planner: Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.09.2018 __
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.
C 2. For the avoidance of doubt no approval is hereby given for the initially applied for rear extension or front/side boundary walling fronting onto Carrick Park.
Reason: Planning approval has only been granted for the alterations to existing windows and installation of two patio doors to rear elevation as shown on amended drawing 171-02 REV A.
Plans/Drawings/Information:
This approval relates to the submitted documents and drawings reference numbers 167-01 and 171-02 A received on 13th July 2018 and 10th August 2018.
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Interested Person Status - Additional Persons
It is recommended that the following Government Departments should not be given Interested Person Status on the basis that although they have made written submissions these do not relate to planning considerations:
Manx Utilities
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It is recommended that the following persons 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):
21 Carrick Park, Sulby as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained how the development (alterations to existing windows and installation of two patio doors to rear elevation only) would impact the lawful use of land owned or occupied by them. __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 22 Carrick Park, Sulby, a single storey detached dwelling sited on a corner plot within the Carrick Park housing estate.
2.0 THE PROPOSAL 2.1 The planning application seeks approval for the alterations to existing windows and installation of two patio doors to rear elevation. The application initially also included erection of a rear extension and creation of a front wall however these two aspect have now been removed. The walling can be undertaken under Permitted Development.
3.0 PLANNING HISTORY 3.1 The application site has been the subject of the following previous planning application which is considered relevant in the determination of this application:
3.2 Construction of a conservatory - 93/00948/B - APPROVED
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Sulby Local Plan 1999. The site is not within a Conservation Area.
4.2 The Isle of Man Strategic Plan contains one policy that is considered specifically relevant to the assessment of this current planning application:
4.3 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;
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(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."
5.0 REPRESENTATIONS 5.1 Lezayre Commissioners have no objection (07.09.2018). They did initial object (03.08.18) to the proposed front boundary wall being too high and not in keeping, extension should be a straight line and the plans did not show the correct footprint
5.2 Highway Services have sought a deferral (received on 10.08.2018) due to concerns of the proposed height of the new front boundary wall, potentially obscuring the neighbouring properties visibility from their access. However, as explained earlier the boundary walling has now been removed from this application.
5.3 The owner occupier of 21 Carrick Park, Sulby objected to the original scheme (30.07.2018) on the grounds of the proposed walling impacting upon visibility due to its height from their driveway; and concerns that the rear extension would result in overshadowing, overbearing, loss of enjoyment of light and outlook from their property. No comments have been received on the amended plans which omit the two aspects of concerns which the neighbour had commented on.
6.0 ASSESSMENT 6.1 The key issues to considerer in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondary the potential impact upon neighbouring residents.
POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE 6.1 The alterations to the front windows will have little noticeable affect upon the existing property. Notwithstanding this the proposal would be in keeping with the existing property. Accordingly it is consider the proposal would comply with GP2.
POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS 6.2 The proposals will result in the slight enlargement of existing window apertures, rather than introducing new windows. Accordingly, in terms of potential overlooking of neighbouring properties, the impact is likely to have a neutral affect and therefore accord with GP 2.
7.0 CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and as such the planning application is recommended for approval.
8.0 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:
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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 : 18.09.2018
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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