Loading document...
==== PAGE 1 ====
24/00169/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00169/B Applicant : Mr & Mrs Linda & Sid Smith Proposal : Single storey rear extension. Site Address : 6 Erin Close Port Erin Isle Of Man IM9 6FH
Planning Officer: Mr Hamish Laird Photo Taken : 28.02.2024 Site Visit : 28.02.2024 Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.04.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. It is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and would comply with the principles of General Policy 2, Environmental policy 22 of the Isle of Man Strategic Plan 2016, and is recommended for approval.
Plans/Drawings/Information; This approval relates to:
Drawing No. DID-162 01P - Site Location Plan edged red - scale 1:1,250; Site Plan as proposed edged red - scale 1:500;
Drawing No. DID-162 03P - Proposed Ground Floor Plan and Elevations - scale 1:100; and,
Documents - all date stamped and received 19 February, 2024.
__
Interested Person Status - Additional Persons
==== PAGE 2 ====
24/00169/B Page 2 of 5
It is recommended that the owners/occupiers of the following property should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application having raised points related to planning; and, meet the requirement of being located within 20.0m of the site boundary. Consequently, they can take part in any subsequent proceedings and are mentioned in Article 4.2:
5 Erin Close, Port Erin, Isle of Man, IM9 6FH
as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2021). __
Officer’s Report
1.0 The Site 1.1 The site comprises a 2-storey, detached dwelling with single integral garage, which lies in a row of similar detached dwellings all of which have their principle elevations facing to the north-west with an outlook across the railway over open fields. Its rear elevation is set approx. 1.5m forward of the neighbouring dwelling to the north west at No. 5 Erin Close; and, lines up at the rear with the rear elevation of the neighbouring dwelling to the south-east at No. 6 Erin Close.
2.0 The Proposal 2.1 The full application proposes the erection of a single storey rear extension to be attached to the rear of the dwelling on the side closest to No. 7 Erin Close. It would project outwards by approx. 4.0m x 5.5m wide x 2.5m high to the eaves and 3.6m high to the ridge. It would have a blank brick SE side wall facing the rear garden of No. 7, and would be set-in from the side wall of the dwelling by approx. 0.3m and from the side boundary fence by approx. 1.5m. It would be connected to the main part of the dwelling by creating an opening in the rear wall where the main dining room window is, with the existing double outward opening doors being blocked up.
2.2 The extension would create a sunroom (additional living room) and would have double outward opening doors in the rear elevation allowing access out into the rear garden, with a window in the NW facing side elevation looking towards the rear of the garage/utility room attached to the dwelling. The existing 1.8m wooden, close-boarded boundary fencing around the rear garden areas boundaries would be retained. 2 No. roof-lights (1.0m x 1.0m) would be inserted into the proposed pitched roof - 1 per roof-slope. The wall finish and roof covering would match the existing brick and tile colours; and, tile pattern of the existing dwelling.
3.0 Planning History 3.1 07/00836/B - Erection of seven detached dwellings with access road, drainage and landscaping at Field 411570 and Access Leading Thereto Erin Way Port Erin Isle of Man - Permitted on Appeal - Decision dated 18/12/2007.
Planning Policy 4.1 The site lies within the settlement boundary for Port Erin in a 'Predominantly Residential' area as shown on Map 7, "Port Erin/Port St Mary/Ballafesson" in the Area Plan for the South 2013.
4.2 The site is not in a Flood Risk Area or Conservation Area and none of the buildings on site are Registered.
4.3 As such, the following parts of the Strategic Plan are relevant:
==== PAGE 3 ====
24/00169/B Page 3 of 5
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".
4.4 Environment Policy 22 (in part):
Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: (iii) vibration, odour, noise or light pollution;
5.0 REPRESENTATIONS 5.1 Port Erin Commissioners comments (23/2/24): The Board provided a holding response on advising that it would be considered on 13/3/24.
5.2 In their response received on 26/2/24, Port Erin Commissioners advised that they supported this application.
5.3 Highways Services (26/2/24) advised as follows: "24/00169/B - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking."
5.4 One letter of representation from the occupant of No. 5 Erin Close, has been received. The writer objects to the proposals for the following (with redactions) reasons:
"I bought my house 14yrs ago being one off the first on a new site mostly for the privacy and having a special need child. My house 5 Erin close sits slightly forward of 6 Erin close giving me privacy in my garden as I can see from the plan there is a window 1800 in size to be put in adjacent too my property. This means I will have a window looking in on my garden giving no privacy at all. My girls will not want to sit in the summer in garden with a window adjacent looking in on my garden so I object too this. As the extension is very big it extends into the middle of the garden. I’m not objecting to the extension and it is big it’s where the window is being placed. Also any work carried out must be done in the hours off 9 -5 as otherwise this would affect my child's sleep also her window is above the extension. I hope you can understand my reasons for objecting to this. The window could be taken out or placed elsewhere. Otherwise this will also depreciate the value of my home as well. Thank you."
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are:
(i) Visual impact of the proposed development; (GP2 b, c) (ii) The impact upon the amenities (overlooking, loss of light; over bearing impact, (privacy and visual amenity) of the neighbouring properties. (GP2 (g,) (iii) Impact of the roof-lights and their use in respect of noise or light pollution. (EP22)
Visual impact 6.2 The proposed works involve the addition of a pitch roofed, ground floor extension to provide a sunroom which would be attached to the rear of the existing dwelling. It would project outwards by approx. 4.0m x 5.5m wide x 2.5m high to the eaves and 3.6m high to the ridge. It would have a blank brick SE side wall facing the rear garden of No. 7; and, the proposed external materials would match the bricks and tiles of the existing dwelling. It is considered that the location of the extension on the rear of the dwelling within an existing
==== PAGE 4 ====
24/00169/B Page 4 of 5
residential area; and, the presence of the existing 1.8m high close-boarded fencing, would result in a limited visual impact on the character of the site and surrounding area. It is considered that its design, rearward extent from the existing dwelling, and its scale and proportions, are acceptable. Overall, in terms of visual impact, the proposed extension would accord with the provisions of Policy (GP2 b and c) in the Adopted Isle of Man Strategic Plan 2016.
Neighbouring amenity 6.3 The proposed ground floor extension would be sited on the rear of the existing dwelling and in terms of its orientation in relation to the neighbouring dwelling at No. 7 Erin Close, would be sited to the north-west of the rear elevation of this neighbouring property. This would avoid any loss of daylight to the rear of this neighbouring dwelling as the sun tracks round on a southern arc on its daily journey across the sky. The depth, height and scale, and proximity in relation to the rear aspect of No. 7 is considered to be acceptable in that the extension would not result in an unacceptable loss of light to, or outlook from the rear aspect of this neighbouring dwelling; nor, should it appear as an overbearing structure when viewed from the rear aspect and garden of No. 7 as it would have a limited depth (4.0m) and heights of 2.5m to the eaves and 3.6m to the ridge of the pitched roof, plus the side wall facing No. 7 would be blank. Overall, the proposed extension is considered to have an acceptable impact on the amenities of the occupants of the neighbouring dwelling at No. 7 Erin Close.
6.4 In respect of the relationship of the extension to the dwelling to the north-west at No. 5 Erin Close, the NW facing side of the extension would be sited approx. 6.0m from the fence on the side boundary of the rear garden serving this neighbouring dwelling; and, it is noted that the rear elevation of No. 6 is already set-in by approx. 1.5m from the rear elevation of No. 5 meaning that the depth of the rear extension that would be most visible from the area immediately to the rear of No. 5, would extend to approx. 2.5m. The concerns raised by the occupants of No. 5 Erin Close are noted. Whilst it is considered that there would be some inter- visibility between users of the rear garden of No.5 and the window in the side of the extension to No.6, the side wall of the extension containing the window would be sited approx. 6.0m from the boundary fence which itself, at 1.8m high, would screen most of any views from it.
6.5 There would be no additional movements into and from the rear garden of No. 6 as the present door from the dining area into the rear garden would be replaced by the pair of doors in the NW side elevation of the extension.
6.6 Any other nearby properties located to the rear of the site are considered to be far enough away from the proposed extension for their occupants not to be adversely affected by the siting/design of the extension; or, its daily use as outlined above.
6.6 Overall, it is considered that the proposed round floor rear extension to provide a garden room to serve No. 6 Erin Close, is acceptable and accords with the provisions of Policy GP2 g; and, ENV22iii) in the Adopted Isle of Man Strategic Plan 2016.
Environmental harm 6.7 The addition of the 1.0m x 1.0m square roof-lights, one in each roof-slope would be unlikely to result in any excessive light impacts or noise outbreak emanating therefrom when open; and, are considered to be acceptable. The number of occupants of the existing property is very unlikely to change and movements within and around the dwelling would be similar to those already experienced by occupants of adjoining and nearby residential properties. This accords with the provisions of Policy EP22 in the Adopted Isle of Man Strategic Plan 2016.
7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and would comply with the principles of General
==== PAGE 5 ====
24/00169/B Page 5 of 5
Policy 2, Environmental policy 22 of the Isle of Man Strategic Plan 2016, and is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above who should be given Interested Person Status.
__
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 03.04.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting 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