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17/00047/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00047/B Applicant : Mr & Mrs Jimmy Allison Proposal : Erection of an extension Site Address : Tranquility Bride Road Andreas Isle of Man IM7 4HR
Case Officer : Mr Chris Balmer Photo Taken : 01.02.2017 Site Visit : 01.02.2017 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 SITE 1.1 The site is the residential curtilage of Tranquility, Bride Road, Andreas which is a existing single storey dwelling situated at the eastern side of Bride Road and north east of the centre of Andreas Village.
2.0 PLANNING POLICIES 2.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Isle of Man Development Order 1982. The site is not within a Conservation Area.
2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-
2.3 General Policy 2 states: "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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (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; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
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17/00047/B
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3.0 PLANNING HISTORY 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.
4.0 PROPOSAL 4.1 The application seeks approval for the erection of an rear extension. The extension would have a width of 5.6 metres, a depth of 3.6 metres and a maximum height of 3 metres.
5.0 REPRESENTATIONS 5.1 Highway Services have no objection (received on 13.02.2017).
5.2 Andreas Parish Commissioners have no objection (received on 16.02.2017).
6.0 ASSESSMENT 6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities.
POTENTIAL VISUAL IMPACT UPON THE STREET SCENE 6.2 Visiting the site and local area the extension being located to the rear of the property would not be apparent form any public views. Accordingly, it is considered the proposal would have no impact upon the street scene to warrant a refusal.
POTENTIAL IMPACT UPON NEIGHBOURING AMENITIES 6.3 The main impact by the development would be the potential for overlooking resulting in a loss of privacy of the neighbouring garden "Fir Tree Lodge" which is immediately to the south western boundary of the proposed extension. The extension includes the installation of glazed patio doors which would face towards this boundary and neighbouring property. Visiting the site it was noted that the boundary treatment consists of a timber fence and/or hedgerow. Furthermore, the ground level of the application site is below that of the neighbouring property. Accordingly, given these reasons and also the distance of the windows would be 14 metres away, it is not considered the proposal would result in a significant level of overlooking to warrant a refusal.
7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle of Man Strategic Plan therefore it is recommended that the application be approved.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Division of the 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.
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17/00047/B
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Recommendation
Recommended Decision:
Permitted Date of Recommendation:
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 reference numbers SM17/411/1 and SM17/411/2 all received on 18th January 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: 22.02.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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