143332

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                                                 16/00233/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00233/B Applicant : Mr Neil Kelly Proposal : Alterations and installation of bi-fold doors to replace existing bay window Site Address : Sebakwe Ballafesson Road Port Erin Isle of Man IM9 6BT

Case Officer : Mr Edmond Riley Photo Taken :

Site Visit : 06.04.2016 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the residential curtilage of s semi-detached, two-storey dwelling located on the corner of Ballafesson Road and Marashen Crescent in Port Erin. It is surrounded by a dwarf wall with a higher section of hit-and-miss fencing that fronts both these highways. A bay window is present on the elevation facing Ballafesson Road, and this would likely once have been a larger porch such as those found along Ballafesson Road at some point in the past: it is unique in form for this stretch of highway.

2.0 THE PROPOSAL

2.1 Full planning approval is sought for the removal of the windows and walling within the bay feature, and its replacement with three-panelled bi-folding doors. The chamfered bay would become square, with the angled / side windows proposed to be replaced with block pillars; the roof structure would be commensurately altered. The walling would be rendered to match the existing dwelling.

3.0 PLANNING HISTORY

3.1 The application site has not been the subject of any applications considered material to the assessment of the current proposal.

4.0 THE DEVELOPMENT PLAN

4.1 The application site is within an area zoned as Residential under the Area Plan for the South 2013. Consequently, General Policy 2 of the Strategic Plan applies.

5.0 REPRESENTATIONS

5.1 Highway Services of the Department of Infrastructure offered no objection to the proposal on 03.03.2016, while Port Erin Commissioners offered their support on 09.03.2016.

6.0 ASSESSMENT

6.1 The loss of a chamfered bay window can be unfortunate where these are a characteristic feature of an area. In this case, the existing feature is unlike those found elsewhere in that it is smaller and chamfered. Returning its form to square to reflect those that exist along Ballafesson

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                                                 16/00233/B
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Road is therefore something of an improvement even if the size, scale, roof structure and form of the bay feature would still remain unique. The fact the dwelling is unusually situated on a corner plot perhaps explains its difference in this regard. In any case, the bay is largely screened from public view by the wall and fencing, and could not be said to be unduly harmful to either the streetscene or neighbouring living conditions, in accordance with GP2.

7.0 RECOMMENDATION

7.1 It is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

o The applicant, or if there is one, the applicant's agent; o 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; o The Highways Division of the Department of Infrastructure; and o The local authority in whose district the land the subject of the application is situated.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 07.04.2016

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 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.

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The development hereby approved relates to the following plans, date-stamped as having been received 29th February 2016: 1, 2, 3 and 4.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

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                                                 16/00233/B
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Decision Made : Permitted

Date: 08.04.2016

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.