Loading document...
==== PAGE 1 ====
17/00664/B
Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00664/B Applicant : Mr Gordon Caren Proposal : Alterations and erection of rear extension Site Address : Derwent Maine Road Port Erin Isle of Man IM9 6LQ
Case Officer : Miss S E Corlett Photo Taken :
Site Visit : 13.07.2017 Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of a semi-detached house which is situated on the northern side of Maine Road, an unadopted highway which runs parallel with Bay View Road in Port Erin. Maine Road links the upper promenade to the west with another unmade road, Harrison Street to the west. Maine Avenue turns behind the property, to the north.
1.2 The property is a two storey house with steps up to the front door due to the slope of the site which rises towards Maine Avenue. At the rear is a lean-to, single storey annex which abuts the boundary wall shared with the other half of the semi-detached pair.
1.3 The property has a steeply pitched hipped roof which has a flat roofed dormer in the front which runs across the application property and its neighbour. At the rear the adjacent property, Kenmere has had a number of flat roofed extensions, some of which abut the application property and which are higher than the application site garage, and the adjoining property, Moville has a larger, pitched roof extension which wraps around the corner furthest from the application property.
THE PROPOSAL 2.1 Proposed is the extension of the existing lean-to roofed rear extension through the conversion of the existing annex into a flat roofed extension and the continuation of this towards Kenmere to occupy all of the width of the rear garden. The extension will be 2.8m tall, 700mm lower than the existing and linking it to the existing flat roofed garage which fronts onto Maine Road.
2.2 The extension will be finished in dashed render to match the existing dwelling with a fibreglass roof and a grey aluminium lantern light which will project up 400mm from the level of the flat roof.
PLANNING POLICY 3.1 The site lies within an area of Residential use on the Area Plan for the South (2013). As such, the following parts of the Strategic Plan are considered relevant:
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.
==== PAGE 2 ====
17/00664/B
Page 2 of 3
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 A single storey extension was added at the rear under 06/00100/B.
REPRESENTATIONS 5.1 Port Erin Commissioners raise no objection to the application (13.07.17).
5.2 Highway Services indicate that there is no highway interest in the application (18.07.17).
ASSESSMENT 6.1 The issues here are whether the proposed extensions would have an adverse impact on the appearance of the property and also whether there would be any impact on the living conditions of those in adjacent property as a result of the works.
6.2 The extension would have a limited impact due partly to the difference in level between the rear lane/road and the back of the house, and also due to the significant areas of flat roofing on Kenmere alongside. It is therefore considered that the proposed works will not have any impact on the character or appearance of the property.
6.3 The living conditions of those in Moville would be slightly improved in that the height of the rear annex is to be reduced. The impact on Kenmere is slight due to the existing flat roofed annexes on that property, alongside the mutual boundary. The proposed extension will be slightly higher than those alongside but with not resulting adverse impact on the living conditions of those in Kenmere, nor the appearance of the area.
6.4 The proposal is considered to be acceptable and is recommended for approval.
INTERESTED PERSON STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted
==== PAGE 3 ====
17/00664/B
Page 3 of 3
Date of Recommendation: 24.07.2017
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.
This decision relates to drawings 1776-01 and 1776-02 both received on 21st June, 2017.
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 : 26.07.2017 Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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.
Copyright in submitted documents remains with their authors. Request removal