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16 December 2014 14/01255/B Page 1 of 3 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01255/B Applicant : Mrs Pauline Holden Proposal : Demolition of existing conservatory and erection of an extension to south elevation of dwelling Site Address : 78 Ballamaddrell Port Erin Isle of Man IM9 6AZ

Case Officer : Miss Laura Davy Photo Taken : 12.11.2014 Site Visit : 12.11.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The application site is the curtilage of 78 Ballamaddrell, Port Erin which is a single storey mid-terrace property. The terrace is bound at the front and rear by public footpaths. There is a conservatory and porch to the rear of the property. The conservatory projects towards the rear boundary by approximately 3.2m but is 0.5m off the boundary. Both the conservatory and porch are flat roofed. Ballamaddrell is a residential estate and is made up of single storey terrace properties which are finished with re-constituted stone cladding.

2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of a replacement extension to the rear of the property to provide a sunroom which would link in to the existing porch. The sunroom would have a double pitched roof which would project from the rear elevation of the dwelling by approximately 4.5m. The extension would be finished in re-constituted stone to match the existing dwelling; it would have a window in the rear elevation and the side elevation. The elevation closest to the neighbouring property would be blank. Also proposed is the installation of rooflights in the rear roof slope and side roof slope of the proposed extension.

3.0 PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.

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).

5.0 CONSULTATIONS 5.1 Highway Services, in an email received 21st November 2014, comment on the application. They do not oppose.

5.2 Port Erin Commissioners, in an email received 19th November 2014, comment on the application. They support the application.

6.0 ASSESSMENT

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16 December 2014 14/01255/B Page 2 of 3 6.1 The key considerations in the assessment of the application are the impact upon the character and appearance of the property and street scene and the impact upon the amenities of the neighbouring properties.

6.2 The site is within a predominantly residential area and therefore the principle of residential development is acceptable.

6.3 The proposed replacement extension would be larger in terms of floor area but also in terms of height. The extension would be sited approximately 0.5m off the boundary shared with 80 Ballamadrell. The proposed extension would project by approximately 4.5m towards the rear boundary. While extensions of this type can sometimes result in an overbearing impact upon the adjoining property it is considered that because of the size of the garden, the orientation of the property, the 1.8m high fence between the application site and the neighbouring property and the replacement of an existing structure the proposal would not have an unacceptable impact upon the amenities of the adjoining property (No.80).

6.4 I wrote to the owners/occupiers of 80 Ballamaddrell to enquire whether they had any concerns with the proposed extension. To date there has been no response. There have been no other views received from neighbours.

6.5 While the proposed extension would not be particularly visible from the public thoroughfare it would be finished to match the existing property and therefore any part of the extension which would be visible would not have an adverse impact upon the character and appearance of the property or street scene in general.

6.6 For the above reasons the application is considered to be acceptable and is recommended for approval.

7.0 PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and (e) The local authority, Port Erin Commissioners in whose district the land the subject of the application is situated.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

16.12.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

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16 December 2014 14/01255/B Page 3 of 3 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.

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.

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This approval relates to drawings 1692-01, 1692-02 and 1692-03 date stamped 3rd November 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 : 19th December 2014

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed : Jennifer Chance Jennifer Chance

Head of Development Management