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17/00393/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00393/B Applicant : Jo Standish Proposal : Reduction in depth of front porch Site Address : 1 Glen Vine Cottages Main Road Glen Vine Isle Of Man IM4 4BG
Case Officer : Miss S E Corlett Photo Taken :
Site Visit : 04.05.2017 Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing dwelling situated on the south western side of the A1 Main Road through Glen Vine. The dwelling is one of a terrace of three properties, the north western most one and the only one with a projecting front porch. This porch projects the full depth of the front garden.
1.2 The porch has been referred to in other applications for the development of land to the rear of Marown TV. 09/00539/B for development in this area was refused for reasons including inadequate visibility for drivers of vehicles emerging from the lane between Marown TV and 3, Glen Vine Cottages, which is obscured by the porch at number 3 and parked vehicles in front of Marown TV.
THE PROPOSAL 2.1 Proposed is the reduction in the projection of the porch by half its length, reducing it from 3.3m to 1.3m. The length of wall across the frontage will be lowered to match those on each side. The general appearance of the porch will remain as is.
PLANNING POLICY 3.1 The site lies within an area designated as Existing Residential on The Isle of Man Planning Scheme (Development Plan) Order 1982.
3.2 As such, the appropriate Strategic Plan guidance is as follows:
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.
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;
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17/00393/B
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(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 and (i) does not have an unacceptable effect on road safety or traffic flows on the local highways.
PLANNING HISTORY 4.1 There have been planning applications for the replacement of windows and the erection of a garden shed at the site, none of which is considered relevant to the current proposal.
REPRESENTATIONS 5.1 Marown Parish Commissioners indicate that they do not object to the application (21.04.17).
5.2 Highway Services raise no objection (05.05.17).
ASSESSMENT 6.1 The issues here are whether the proposed changes to the porch have any adversely impact on the appearance or character of the property and whether there would be any adverse impact on the living conditions of those in nearby residential property or on highway safety.
6.2 The current porch is unusually long in projection and its appearance is somewhat overwhelming of the traditional cottage to which it is attached. The fact that none of the other cottages have such an addition does not help its contribution to the streetscene. Its reduction as proposed will significantly improve its appearance and is welcome in this respect.
6.3 The reduction in projection can also only help the outlook of those in 2, Glen Vine Cottages which has its front door immediately alongside the porch.
6.4 Visibility from the lane alongside Marown TV will be more than doubled in the Peel direction which is very welcome as this lane is used by Marown TV for deliveries and supplies as well as a small number of dwellings and a workshop.
6.5 The proposal brings nothing but improvements to residential amenity, the appearance of the property and highway safety 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
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17/00393/B
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Date of Recommendation: 08.05.2017
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 approval relates to drawings 4497/S1, 4497/L1, 4497/Ex1 and 4497/P1 all received on 4th April, 2017.
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.
Decision Made : Permitted
Date: 25.05.2017
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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