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Application No.: 14/00970/B Applicant: Mr William & Mrs Gillian Higgins Proposal: Alterations and extension to dwelling Site Address: 132 Friary Park Ballabeg Castletown Isle Of Man IM9 4EY Case Officer : Miss Laura Davy Photo Taken: 10.09.2014 Site Visit: 10.09.2014 Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The application site is the curtilage of 132 Friary Park, Ballabeg, Arbory which is a single storey detached bungalow which is situated to the south west of the highway. The street scene is made up of detached single storey bungalows.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of an extension on the front elevation to provide a bedroom extension and porch. The extension will take the form of a projecting gable. The extension would provide approximately 13.8sqm and would be finished to match the main dwelling in terms of the external finish. The extension would have a pitched roof and would have two windows in the front gable.
3.0 PLANNING HISTORY - 3.1 In 2008 there was an application for the installation of a solar collector PA 08/01251/B, this application was approved. In 2009 there was an application for the alterations and extension to dwelling PA 09/01104/B, this was approved. In 2010 there was an application for alterations and erection of extensions (comprising amendments to PA 09/01104/B), this was also approved.
4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Predominantly Residential" identified on The Area Plan for the South (2013). Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of The Isle of Man Strategic Plan (20th June 2007). - 4.2 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:
As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.
5.0 CONSULTATIONS - 5.1 Highway Services do not oppose - 5.2 Arbory Commissioners have no objections
6.0 ASSESSMENT - 6.1 The application seeks approval for the erection of an extension to the front of the property. The main issues to consider in the assessment of the application are the impacts upon the character and appearance of the street scene and the impacts upon the amenities of the neighbouring properties. - 6.2 The proposed extension would be in the form of a projecting gable which would be in keeping with the main dwelling and would appear subservient in terms of its scale and size. Given the orientation of the dwelling in relation to the neighbouring properties there is no definitive building line in the street scene and therefore the extension to the front would not breech this. Whilst the extension would project forward approximately 2.3m it is considered that the proposal would not have a detrimental impact upon the character and appearance of the property or street scene in general. - 6.3 The proposed extension would not result in additional windows looking towards the neighbouring property and it is considered to be of a sufficient distance so that it would not appear unduly overbearing when viewed from the neighbouring properties. It is considered to be a modest addition and therefore would not appear overbearing in the street scene. - 6.4 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.0 PARTY STATUS - 7.1 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; Highway Services, and the Local Authority, Arbory Commissioners in whose district the land the subject of the application sits.
Recommendation
Recommended Decision: Permitted
Date of Recommendation:
16.09.2014
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to Drawing Numbers 31.1.09 and 36.2.09 Rev C date stamped 14th August 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 : 17/09/14 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
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