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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00692/B Mr Andrew & Mrs Hazel Porter Erection of an extension to repiace existing conservatory to rear elevation 5 Croit-E-Quiii Ciose Laxey Isle Of Man IM4 7JE Site Address : Mr Chris Baimer 17,06,2014 17.06.2014 Officer Delegation Case Officer: Photo Taken : Site Visit: Expected Decision Level : Officer's Report 1.0 THE APPLICATION SITE 1.1 The appiication site is the residential curtiiage of 5 Croit y Quiii Ciose, Laxey, which is a modern two storey end terraced property iocated on the north-western side of Croit y Quiii Ciose which forms a residentiai cul-de-sac. THE PROPOSAL The appiication seeks approvai for erection of a single storey to the rear elevation. The proposal would replace an existing smaller rear conservatory. The proposed extension would have a width of 4.7 metres, a depth of 3.3 metres and a maximum height of 3.8 metres and eves height of 2.5 metres. 2.0 2.1 3.0 PLANNING HISTORY 3.1 The previous planning application is considered relevant to the determination of this proposal: 3.2 Alterations and extension - 94/00562/B - APPROVED 4.0 PLANNING POUCY 4.1 The site is designated within an "Area of Predominantly Residential Use" under the Laxey and Loan Local Pian 2005. The site is not within a Conservation Area. 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: 4.2 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; 4.3 (b) (c) (d) (e) 11 July 2014 14/00692/B Page 1 of 3

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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; provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and (f) (g) (h) 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; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and is designed having due regard to best practice in reducing energy consumption." a) (k) (I) (n) 5.0 REPRESENTATIONS 5.1 Lonan Parish Commissioners have recommended an approval. ASSESSMENT The principI&V issues relate to the potential impacts 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. 6.0 6.1 In relation to the built form and mass of the rear extension, it is considered itfs siting, height, size, and given the extension would have less of a rear projection compared to the rear extension of Nr 6 Croit y Quiil Close, it would result in an appropriate form of development which would have no significant impacts upon the amenities of the occupants of the neighbouring property, namely Nr 6. 6.2 In relation to the potential visual impact upon the street scene, the rear extension would not be especially apparent from public views, given it location to the rear of the dwelling. It is considered the proposal would be an improvement of the existing built development on the site i.e. removal of the uPVC conservatory with a more appropriate building. 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 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 therefore recommended for an approval. PARTY STATUS In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits. 8.0 8.1 Recom mendation 14/00692/B 11 July 2014 Page 2 of 3

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Recommended Decision: Permitted Date of Recommendation: 11.07.2014 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 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 791/001, 791/002 and 791/003 all received on 3rd June 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 : Sarah Corlett Senior Planning Officer Signed :... Chris Balmer Senior Planning Officer Signed :... Michael Gallagher Director of Planning and Building Control Head of Development Management Signed :... Jennifer Chance 11 July 2014 14/00692/B Page 3 of 3