Officer Planning Report Recommendation

Planning Report And Recommendations {{table:459646}} ### Considerations {{table:459644}} ### Written Representations ### Consultations {{table:459645}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the residential curtilage of an end-terrace dwelling located within Cronk Grianagh in Braddan. The proposed development comprises the erection of a two storey extension onto the dwelling. PLANNING HISTORY

The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

REPRESENTATIONS Braddan Parish Commissioners have no objections to the planning application. The Department of Infrastructure Highways Division do not oppose the planning application. The Isle of Man Water and Sewerage Authority do not oppose the planning application. PLANNING POLICY

In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Braddan Parish District Local Plan. There are no policies within Planning Circular 6/91, the written statement that accompanies the local plan, which are considered specifically material to the assessment of the planning application.

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 states: "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;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (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 unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) 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
• (n) is designed having due regard to best practice in reducing energy consumption."

Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "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.".

Assessment

The planning application seeks planning approval for the erection of a two storey extension onto the dwelling. The proposed extension is to the side and extends slightly beyond the existing rear elevation of the dwelling. Given the stepped positioning of the dwelling relative to the surrounding dwellings it is considered that the proposed extension has an acceptable impact on public amenity. The proposed extension is a relatively normal form of extension for this type of dwelling and it does not unduly harm private amenity. Following discussions with the Highways Division and the submission of revised parking provision in front of the dwelling (drawing no. JTM0002-C-10-05 rev. A date stamped 13th October 2010) it is concluded that sufficient on-site car parking space is retained after development. Whilst hardstanding the front garden is not ideal in terms of visual appearance and use it would be unreasonable and difficult to sustain a refusal given the significant hardstanding directly opposite the application site and the similar arrangements found throughout the wider estate.

It is recommended that the planning application be approved.

Party Status

It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Braddan Parish Commissioners; and The Isle of Man Water and Sewerage Authority. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division.

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 permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the location plan and drawing no.s JTM0002-P-10-01, JTM0002-P-10-02 and JTM0002-P-10-03 date stamped the 26th August 2010 and drawing no. JTM0002-C-10-05 rev. A date stamped the 13th October 2010.

C 3. Prior to the occupation of the extension hereby approved the hardstanding and on-site parking provision shall be set out and constructed in accordance with drawing no. JTM0002-C-10-05 rev. A date stamped the 13th October 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made: Permitted Date: 1/12/10

Signed: [Signature] Senior Planning Officer