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24/91002/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/91002/B Applicant : Ms Dee West Proposal : Replace existing glazed porch with a masonry porch and replace rear steps with enlarged steps and patio area Site Address : 9 Fairway Drive Port Erin Isle Of Man IM9 6LR
Planning Officer: Hamish Laird Photo Taken : 11.09.2024 Site Visit : 11.09.2024 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.09.2024 __
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 to replace the existing porch and add a small patio area to the rear of the dwelling would be acceptable on visual amenity grounds and would not harm the use and enjoyment of neighbouring properties. It would comply with the principles of General Policy 2 b) c) and g) of the Isle of Man Strategic Plan 2016, and is recommended for approval.
Plans/Drawings/Information;
The development shall be carried out in accordance with the following details and drawings:
Drawing No. JTM2432-P-01 - Site Location Plan; Drawing No. JTM2432-P-02 - Proposed Site and Ground Floor Plans and Elevations;
all date-stamped received on 2nd September, 2024.
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Right to Appeal
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It is recommended that the following organisations should NOT be given the Right to Appeal:
Department of Infrastructure Highways - No objection. Local Authority - No Objection. __
Officer’s Report
1.0 THE SITE 1.1 The site comprises a single storey, detached dwelling with single detached garage to its western side. It lies in a row of similar detached dwellings on the southern side of Fairway Drive, all of which have their principle elevations facing to the north-west towards similar dwellings located on the opposite side of the road. The land level slopes downwards from north to south across the site. There is a flight of steps attached to the rear elevation of the dwelling which provide access to the rear door into the kitchen. The steps rise to a height of approx. 1.4m above ground level accounting for the nature of the sloping ground.
1.2 Dwellings to the rear in Maine Road are 2-storey, semi-detached units which are sited at a lower level and have their rear aspects facing the rear garden and balcony/decked area serving the application dwelling. The site lies in the settlement boundary for Port Erin.
2.0 THE APPLICATION 2.1 The full application proposes the replacement of the existing glazed porch attached to the west side elevation with a masonry porch and replace rear steps with enlarged steps and a patio area of the existing glazed porch with a masonry porch and the replacement of the rear steps with enlarged steps and the creation of a patio area at the rear of the dwelling. The new porch would project out from the site of the dwelling by approx. 1.4m x 2.67m long. It would have a shallow pitched roof over approx. 3.5m high to its ridge and 3.1m to its eaves. It would have a window in the side elevation and would be constructed in materials to match the dwelling.
2.2 The proposed replacement steps and patio area to be attached to the rear elevation would replace the existing steps leading up to the rear door leading into the kitchen. The patio area would measure approx. 1.4m high with a timber balustrade of 900mm in height above and would project out from the rear of the dwelling by approx. 1.725m x 4.92m long. It would provide a small sitting out area. It would be constructed in materials to match the dwelling.
3.0 SITE HISTORY 3.1 86/00668/B - Erection of three-bedroomed bungalow with garage, Plot 42, Rowany Estate, Port Erin - Permitted. 3.2 87/01809/B - Construction of kitchen extension at 9 Fairway Drive, Rowany Estate, Port Erin - Permitted. 3.3 89/00984/B - Extension to create sun lounge and porch, 9 Fairway Drive, Rowany Estate, Port Erin - Permitted. 3.4 95/01157/B - Installation of new window in dining area, 9, Fairway Drive, Rowany, Port Erin - Permitted 3.5 06/00968/B - Creation of 2 additional windows - Permitted - 25/7/2006.
4.0 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.
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4.3 As such, the following parts of the Strategic Plan are relevant:
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".
5.0 REPRESENTATIONS 5.1 Port Erin Commissioners - holding reply sent 5/9/24. Comments received (11/9/24): The Board advised that they resolved to support the proposal.
5.3 Highways Services (9/9/24) advised as follows: "Highway Services HDC has no interest (NHI) in: 24/91002/B.
5.5 At the report drafting stage (27/9/24), no letters of objection or other third party representations had been received.
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,)
Visual impact 6.2 The proposed works involve alterations mainly to the west facing elevation via the replacement of the existing flat-roofed, glazed porch with a solid walled porch containing one side window under pitched roof in matching materials. It also proposes the replacement of the steps and flat access area patio area to be attached to the rear elevation would replace the existing steps leading up to the rear door leading into the kitchen. The replacement steps and enlarged area forming a patio outside the kitchen door patio area would be screened by an approx. 900mm high timber balustrade. The patio floor area would measure approx. 1.725m x 4.92m long and would provide a small sitting out area. It would be constructed in materials to match the dwelling.
6.3 It is considered that the location of these works on the side and rear of the dwelling - both of which are replacements of existing similar attachments within an existing residential area - would result in a limited visual impact on the character of the dwelling, the site, and its surroundings area. These elements are considered to represent minor details alterations, and the addition of the replacement porch with its pitched roof would represent a visual improvement. Overall, it is considered that their design, scale, proportions and visual impact, are acceptable. There would be a minimal visual change in the appearance of the dwelling as a result. Overall, in terms of visual impact, the proposed alterations would accord with the provisions of Policy (GP2 b and c) in the Adopted Isle of Man Strategic Plan 2016.
Neighbouring amenity 6.4 The only changes arising that may result in an impact on neighbours' amenities would be from the addition of the rear patio/sitting out area outside the kitchen door. There is already a flight of steps leading up to the kitchen door and observation of the rear garden and neighbouring dwellings to the rear in Maine Road already occurs. It is considered that the small area involved for the patio and extended dwell time when using it would not give rise to any
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loss of privacy or addition overlooking. The distances between the rear elevation of the dwelling across the garden serving No. 9, boundary treatments and positioning of dwellings to the rear in Main Road would not change. It is noted that no representations have been received from any occupants of neighbouring dwellings, and overall, it is considered that the proposed external alterations in respect of their impact on the residential amenities of occupants of any neighbouring or nearby properties are acceptable and accord with the provisions of Policy GP2 g; and, ENV22iii) in the Adopted Isle of Man Strategic Plan 2016.
Vehicle parking and highway safety 6.5 It is noted that the proposal will not result in the loss of any existing on-site parking provision. It is considered that sufficient parking spaces would remain on site for vehicle parking and the proposals would not give rise to additional on-street parking in the vicinity of the site. DoI Highways has expressed no highway interest in the proposals. It is considered that in respect of parking provision, the proposals are acceptable and accord with the provisions of Policies T4 and T7 in the 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 Policy 2 b) c) and g) of the Isle of Man Strategic Plan 2016, and is recommended for approval.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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I can confirm that this decision has been made by a Principal Planner 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 and/or rights to appeal.
Decision Made : Permitted
Date: 01.10.2024
Determining Officer
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Signed : J SINGLETON
Jason Singleton
Principal Planner
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