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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Appiicant: Proposal: Site Address: 14/00298/B Mr Derek Kelly Erection of a conservatory to rear elevation of dwelling 54 Laurel Avenue Onchan Isle Of Man IM3 3JG Case Officer: Photo Taken : Site Visit: Expected Decision Level ; Mr Chris Balmer 26.03,2014 26.03,2014 Officer Delegation Officer's Report THE APPLICATION SITE The application site is 54 Laurel Avenue, Onchan which is a modern single storey detached bungalow located on the southern side of Laurel Avenue and is located at the turning head of a cul-de-sac. 1.0 1.1 2.0 THE PROPOSAL The application seeks approval for erection of a side/rear conservatory. The single storey conservatory would have a width of 4.2 metres, a depth of 3.4 metres (projecting 1 metre past the rear elevation) and a height of 3.6 metres. 2.1 3.0 PLANNING HISTORY There are no previous planning applications which are considered relevant to the determination of this proposal. 3.1 4.0 PLANNING POLICY The site is designated within an "Area of Predominantly Residential Use" under the 4.1 Onchan Local Plan 1998. The site is not within a Conservation Area, 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application: General Policy 2 state: "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; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; does not affect adversely public views of the sea; incorporates where possible existing topography and landscape features, particularly trees and sod banks; does not affect adversely the amenity of local residents or the character of the locality; 4.3 (b) (c) (d) (e) (0 (9) 1 May 2014 14/00298/B Page 1 of 3

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(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, sen/icing and manoeuvring space; does not have an unacceptable effect on road safety or traffic flows on the local (i) highways; can be provided with all necessary services; does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; is not on contaminated land or subject to unreasonable risk of erosion or flooding; takes account of community and personal safety and security in ffie design of buildings and the spaces around them; and is designed having due regard to best practice in reducing energy consumption." 0) (k) (I) (m) (n) Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property." 4.4 5.0 REPRESENTATIONS 5.1 Onchan Commissioners have recommended an approval, 5.2 Highway Services do not oppose. 6.0 ASSESSMENT 6.1 The principle issues relate to the potential impact upon neighbouring amenities (overlooking, loss of light and/or overbearing impact) by the development and the potential visual impacts upon the amenities of the street scene. Regarding to the proposed side/rear extension it is considered its siting, height, size, distance from neighbouring properties and with the existing boundary treatments (mature hedgerows) would all result in an appropriate form of development which would have no significant impacts upon the amenities of the occupants of the neighbouring properties, namely Nr 25 and 64 Laurel Avenue. 6.2 in relation to the potential visual impact upon the street scene, the majority of the conservatory would not be prominent feature within the street scene. This is mainly due to the position of the conservatory to the rear elevation and neighbouring built development (i.e. dwellings). 6.3 Overall, it is considered that the overall level of development contained within the proposal is relatively modest and in keeping with the character of the dwelling, with suitably limited impact on the neighbouring properties. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with policy O/RES/P/21 of the Onchan Local Plan and General Policy 2 of the lOM Strategic Plan. 6.5 7.0 RECOMMENDATION 7.1 For these reasons the proposals is considered to comply with the relevant polices of the Strategic Plan and the Onchan Local Plan and therefore recommended for an approval, PARTY STATUS It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) (Nr2) Order 2013, paragraph 6 (4),and should be afforded interested party status: 8.0 8.1 Onchan Commissioners Page 2 of 3 14/00298/B 1 May 2014

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DOI Highways Services Recommendation Recommended Decision: Permitted Date of Recommendation: 01.05.2014 Conditions and Notes for Approvai / Reasons and Notes for Refusai C : Conditions for approvai N : Notes attached to conditions R : Reasons for refusai 0 : Notes attached to refusais C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals, This approval relates to Drawings reference numbers 5899/01, 5899/02 and 5899/03 all received on 12th March 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made : Permitted Date: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Offi Signed :... Michael Gallagher Director of Planning and Building Control Head of Development Management Signed ;... Sarah Coriett Senior Planning Officer icer Signed :... Jennifer Chance 1 May 2014 14/00298/B Page 3 of 3