Planning Officer Report

Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission for the erection of an extension on the side elevation and timber decking to the rear of a property in a predominantly residential area. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of 4 Erin View, Port Erin which is situated to the southern side of Erin Way. The property is a two storey detached dwelling with integral garage. To the front of the garage there is sufficient space for the parking of two vehicles.

1. The dwelling is set forward of numbers 2 and 3 Erin Way which are to the west of the application site, to the east of the application site there is a road which leads through to Truggan Close.

1. There is an existing fence which is in line with the building line of the front elevation; this extends to the side boundary to enclose the rear garden.

The Proposal

1. The application seeks approval for the erection of a single storey extension on the side elevation. The extension would have a pitched room and would be finished to match the existing. The extension would measure approximately 28.5sqm.

1. There would be no windows in the side elevation; there would be a window in the front elevation and French doors in the rear elevation. Also proposed is the erection of a retaining wall, the extension would be built up to this wall.

1. Also proposed is the erection of timber decking at the rear of the property. This would be accessed from the French doors in the rear elevation.

Planning History

1. The previous planning application is considered to be specifically material in the assessment of the current application:

Application No.:	12/00826/B
Applicant:	Mr & Mrs Duncan French
Proposal:	Extension to side elevation and timber decking to rear elevation (comprising amendment to PA 12/00227/B)
Site Address:	4 Erin View Port Erin Isle Of Man IM9 6FG

PA 12/00227/B Erection of extension to side elevation and timber decking to rear elevation – approved

Development Plan Policies

1. The application site is in an area zoned as “Predominantly Residential” identified on the Port Erin Local Plan 1990. It is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).

1. 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:

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.

1. Paragraph 8.12.1

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.

Consultations

1. Highways Division recommend approval as it has no adverse traffic management, parking or road safety implications.

1. Isle of Man Water and Sewerage Authority have expressed an interest in the site.

Assessment

1. The proposed extension would be in keeping with the existing property in terms of scale, form and design and would respect the character and appearance of the street scene.

1. The extension would be constructed on the side elevation closest to the road and would be built up to the boundary where a retaining wall would be built. The proposed extension would not affect the neighbouring properties in terms of undue loss of light, overlooking or appearing unduly overbearing.

1. The proposed decking would be accessed from the French doors in the rear of the proposed extension, the decking would therefore be at a height of approximately 0.2m, decking up to a height of 0.3m is allowed under the Permitted Development Order 2005 therefore the decking in itself does not require planning permission.

1. The proposed development is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Port Erin Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

1. The Isle of Man Water and Sewerage Authority is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is not afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 13.07.2012

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 permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the erection of an extension to the side elevation as shown in drawings 01 Rev A and 02 Rev E received 5th June 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Determining officer (delete as appropriate)

Signed: Anthony Holmes Senior Planning Officer

Signed: Sarah Corlett Senior Planning Officer

Signed: Michael Gallagher Director of Planning and Building Control

Signed: Jennifer Chance Development Control Manager