Officer Report

Application No.: 17/00909/B Applicant: Mr & Mrs Nick Onyemem Proposal: Single storey extension to rear of property Site Address: 14 Carnane Lane Rushen Isle Of Man IM9 5NQ Case Officer : Mr Edmond Riley Photo Taken: 07.09.2017 Site Visit: 07.09.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.09.2017 _________________________________________________________________

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.

Plans/Drawings/Information;

The development hereby approved relates to Drawing 141-01, date-stamped as having been received 24th August 2017. _______________________________________________________________ Interested Person Status – Additional Persons None. _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of a recently completed detached twostorey dwelling on the Ballakillowey housing estate on the eastern side of Port Erin. Its address is 14 Carnane Drive: to the northeast is no.14, while to the southwest is no.1 Barrule Avenue - even though these three dwellings run in a fairly common building line and along the same stretch of road they have different addresses.

2.0 DESCRIPTION OF THE APPLICATION - 2.1 Full planning approval is sought for the erection of a mono-pitched rear extension measuring slightly in excess of 15sqm. The extension would provide for a dining room extension to the existing kitchen, and would be finished to match the existing dwelling (painted render and concrete tiles). There would be French doors installed in one side elevation (facing northeast) with the other side elevation formed of masonry: the rear elevation would have three floor-to-ceiling glazing panels forming bi-folding doors.

3.0 PLANNING HISTORY - 3.1 The dwelling was approved under PA 14/00549/B, which itself was an amendment to the original planning approval for the wider Ballakillowey estate (PA 13/00777/B).

4.0 THE DEVELOPMENT PLAN - 4.1 The site falls within an area zoned as Residential (Proposed) on the Area Plan for South Map 7. While the site does have an extensive Brief in the Area Plan (no.23), this tends to refer to strategic considerations such as the creation of a sense of place and the importance of maintaining green gaps, and as such it is not considered to provide especially clear or direct guidance in respect of the current application given the latter's scale. As such, the application falls to be assessed against General Policy 2 and paragraph 8.12.1 of the Strategic Plan.

5.0 REPRESENTATIONS - 5.1 Highway Services of the DoI stated the application had no highway implications on

• 07.09.2017.

6.0 ASSESSMENT - 6.1 The extension is only marginally larger than that allowed under Class 14 of the Town and Country Planning (Permitted Development) Order 2012. It is, however, appropriate in scale, form and finishes to this dwelling and accordingly is judged acceptable from a design point of view. - 6.2 The addition of French doors facing northeast will provide a new view in that direction, towards the rear garden of 13 Carnane View. However, the boundary treatment here and the distance of the extension from the common boundary (4m), plus the otherwise open view from the garden of no.13 to the northeast, all combine to conclude that the impact of this additional view will not be so significant as to warrant the application's refusal. The new French doors would provide only very oblique views of the rear elevation of no.13 such that the new view that would result from the implementation of this application would be very much of the garden rather than into the neighbouring dwelling itself. The lack of objection from this property is also noted in reaching the conclusion that the effect of the extension would be such as to fall within acceptable limits - as is the fact that something smaller, nearer and with more glazing could be erected under Class 14 of the Town and Country Planning (Permitted Development) Order 2012.

7.0 CONCLUSION - 7.1 In view of the above, 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 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 26.09.2017 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.