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18/00735/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00735/B Applicant : Mr Paul & Mrs Anya Morgans Proposal : Alterations, erection of front porch and rear extension Site Address : Creggans Brookfield Avenue Castletown Isle of Man IM9 1TL
Principal Planner: Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.08.2018 __
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 drawings 1709-100, 1709-101 and 1709-102 all received on 17th July 2018.
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Interested Person Status - Additional Persons None
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Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing dwelling which lies in a row of detached dwellings on the south western side of Brookfield Avenue, a cul de sac. The dwelling is built on the same building line to the terrace as are the majority of the other properties on this side of the road but all are of different footprints, shapes and sizes. Creggans, the application
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18/00735/B Page 2 of 3
property, is one of the few single storey properties in the row, with a hipped, red tiled roof with two projecting front pitched roofed annexes and a flat roofed garage on the southern gable. The two properties either side are two storey.
1.2 The property directly behind, Ballamoar, is a large property in a much larger plot than are the Brookfield Avenue dwellings. The application site backs on to the rear of the garden.
THE PROPOSAL 2.1 Proposed are two extensions, one, at the front in the form of a single storey porch enclosed within a new canopy which will stretch across the front of the building with timber supporting columns and a tiled roof to match the main house. At the rear an extension will infill a currently open area between two rearward projecting extensions. This will be flat roofed to match the back of the garage alongside and slightly higher (200-300mm). Finally, the existing polycarbonate conservatory roof is to be replaced with a slate like roof.
PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as Residential. As such, the following Strategic Plan policies are applicable:
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; (g) does not affect adversely the amenity of local residents or the character of the locality and (n) is designed having due regard to best practice in reducing energy consumption."
PLANNING HISTORY 4.1 The property has been the subject of a number of applications, for the garage, conservatory and rear extension, all approved.
REPRESENTATIONS 5.1 Highway Services indicate that they do not oppose the application (16.08.18).
ASSESSMENT 6.1 The proposal is unlikely to affect the living conditions of those in the adjoining property due to the location of the extensions (on the front and in the middle of the rear elevation). The extension at the rear will not be publicly visible nor particularly visible from the neighbouring properties. The proposed porch and canopy will be visible but are well designed to reflect the character and scale of the existing property and as such are all considered to be in accordance with GP 2.
6.2 The replacement of the conservatory roof with something more substantial will improve its appearance and provide greater efficiency in heat retention.
CONCLUSION 7.1 The proposal accords with GP 2 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;
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(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.
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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 : 23.08.2018
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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