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18/00933/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00933/B Applicant : Mrs Mary Rish & Mr Alan Crowther Proposal : Erection of conservatory to rear of property Site Address : Sea Cottage 3 Lime Street Port St. Mary Isle of Man IM9 5ED
Head of Development Management: Mr S Butler Photo Taken :
Site Visit : 09.11.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.11.2018 __
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 approval relates to the drawings 2028/PP/01, 2028/PP/03 and 2028/BR/02 all date stamped as having been received 30.08.18.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 SITE 1.1 The site is the residential curtilage of an existing two storey property situated on the eastern side of Lime Street, close to its northern end and its junction with Loch Road to the west.
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18/00933/B Page 2 of 3
1.2 The property is a terraced house with a rear garden. It backs onto a car park. Other properties within the terrace have had various types of rear extensions. The two adjoining properties both have extensions with a blank wall on the boundary with the application site. The rear yard of the application site is not currently used for parking (access is via a gate suitable for pedestrians).
2.0 PROPOSAL 2.1 The proposal is for the erection of a conservatory to the rear to 'fill in' the gap between the two extensions of the neighbouring properties.
3.0 PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South as Predominantly Residential and it also lies within the village's proposed Conservation Area. The CA Appraisal refers to Lime Street, noting that the layout of the properties is very much as it was in 1869, referring also to some of the cottages being stone and others rendered, but no matters of the detail of these properties is mentioned.
3.2 Within Conservation Areas there is a requirement for development to preserve or enhance the character or appearance of the area, as set out in Environment Policy 35 and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man. 3.3 Other than Conservation Area policy, the Strategic Plan requires development to respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them and not affect adversely the character of the locality.
4.0 PLANNING HISTORY 4.1 There are previous approvals for the installation of white PVC replacement windows (12/01222/B and 18/00676/B).
5.0 REPRESENTATIONS 5.1 DOI Highways have commented they do not oppose (05.10.18) they indicate that the yard could theoretically accommodate 2 cars, but access may be difficult and in any case the proposal would still leave sufficient space to park a car.
5.2 The Port St Mary Commissioners have confirmed no objection (27.09.18).
6.0 ASSESSMENT 6.1 A key issue here is whether the proposed development would have any adverse impact on the character and appearance of the area, having regard to the fact that the site lies within an area considered to be of such special interest to be considered for designation as a Conservation Area. The test in respect of CA proposals is whether the proposal would preserve or enhance the appearance or character of the property.
6.2 The erection of uPVC conservatories may not normally be an acceptable approach within a Conservation Area, especially if visible from outside the application site. In this case, the proposal would be visible from outside the site, but only from within the car park. Given the nature of this location, and the presence of extensions on other properties, it is unlikely to be a prominent feature. It is therefore considered to not unacceptably harm the characteristics of the existing building or the character of its surroundings, and to have a neutral impact on the wider Conservation Area.
6.3 Given the presence of existing extensions with blank walls it is not considered there are issues of overlooking. The proposed development would therefore not result in a significant adverse impact upon the living conditions of neighbouring residents. In this respect, the proposal complies with GP2.
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18/00933/B Page 3 of 3
6.4 The proposal will have no impact on the amount of parking available, and therefore parking is not a concern.
7.0 CONCLUSION 7.1 The proposal is considered acceptable in accordance with the designation within the Area Plan and the appropriate policies within the Isle of Man Strategic Plan 2016.
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: 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 13.11.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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