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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00047/B Jon Curtis Erection of a sun room extension and bay window to dwelling (comprising amendments to PA 13/91355/B) Caaghyr Bradda East Port Erin Isle Of Man IM9 6QB Site Address: Miss S E Corlett Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer Delegation Officer's Report THE SUE 1.1 The site is the residential curtilage of an existing semi-detached dwelling situated on the northern side of Bradda Road at Bradda East. The dwelling is set back from the highway by 14m. The dwelling is a tall and prominent two and a half storey building with a ground floor projecting conservatory with large panes of glass below two floors of vertically proportioned windows. There is a single garage off the highway up a steep drive and a parking bay in front of the house which provides a space of between 4 and 6m by 6m. The dwelling has a two storey rear annex and a single storey annex on the side which is 3.1m by 2.3m projection from the side of the house. This annex is around 3m high. 1.2 The adjoining property, Rocklands is similar but still has its original ground floor bay window rather than a flat roofed conservatory that has the application property. Roy Cottage lies to the west, some 26m from the main side elevation of the application dwelling. Roy Cottage is a much shorter building, a traditional Manx cottage with extensions on each side. THE PROPOSAL 2.1 Proposed is the replacement of the side annex with a larger extension which is 4.4m by 4.4m and 4.2m with large windows with small top opening casements in the top eighth section. Also proposed is the removal of the front annex and its replacement with a bay window to match the original. 2,2 Following discussion with the applicant, the window style has been changed to tie in with the glazing on the rest of the front elevation. PLANNING STATUS AND POLICY 3,1 The site lies within an area of Residential land on the Southern Area Plan and within the settlement boundary. Interestingly the rear garden of Caaghyr and Rocklands lie outwith both of these limits and are designated as Open Space. 3.2 As such, the provisions of General Policy 2 are applicable as follows: "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: Page 1 of 3 19 March 2014 14/00047/B

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b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; 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 adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services." PLANNING HISTORY 4.1 The proposal is a modified version of a recently approved scheme for the construction of a replacement side annex and new bay. This proposed the introduction of a new side annex which was the same size and height as that proposed here but with a different window arrangement. The front elevation of the annex would have accommodated the access doors with windows either side with top quarter opening lights. The side elevation was to have three large windows positioned towards the right hand side of the side wall. 4.2 Prior to that, planning permission was granted for the erection of a replacement garage and the lowering of the driveway (PA 13/00564). REPRESENTATIONS 5.1 Port Erin Commissioners indicate that they do not oppose the application. ASSESSMENT 6.1 Approval has been granted very recently to a very similar scheme and as such, consideration should be concentrated on the ways in which the two schemes differ which is effectively the style, position and size of doors and windows. The amended drawings propose a glazing style which fits more comfortably with the rest of the front elevation and as such, it is considered that the proposal is acceptable PARTY STATUS 7.1 The local authority, Port Erin Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d. Recommendation Recommended Decision: Permitted Date of Recommendation: 11.03.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals 14/00047/B 19 March 2014 Page 2 of 3

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Cl. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C2. This approvai relates to the alterations and extensions shown in drawing 4394/P2/B received on i4th February, 2014. 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. yl 3.. .!.t. Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed :... Sarah Corlett Senior Planning Officer Signed :... Chris Balmer Senior Planning Officer Signed : Michael Gallagher Signed :... Jennifer Chance Director of Planning and Building Control Development Control Manager 19 March 2014 14/00047/B Page 3 of 3