Officer Planning Report

Planning Report And Recommendations {{table:1315}} ### Considerations {{table:1311}} ### Written Representations ### Consultations {{table:1312}} {{table:1313}} {{table:1314}}

Officer's Report

Site

The application site forms the residential curtilage of 53 Larivane Meadows, Andreas, which is a two storey semi-detached property, located on the eastern side of Larivane Meadows, north of Andreas Village.

Proposal

The application seeks approval for the erection of a porch to front elevation of dwelling house.

Land Use Zoing / Planning Policy

The application site is within an area recognised as being an area of ‘proposed residential’, under the Isle of Man Development Plan Order 1982, the site has now been development. The site is not within a Conservation Area, nor within an Area of High Landscape or Coastal Value and Scenic Significance.

• Isle of Man Planning Scheme (Development Plan) Order 1982
• The Isle of Man Strategic Plan (20th June 2007)

Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-

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:

• (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.

PLANNING HISTORY The previous planning application is considered relevant in the assessment and determination of this application:- Erection of a conservatory - 09/00687/B - APPROVED REPRESENTATIONS

Andreas Parish Commissioners:- "No objection"

The Water and Sewerage Authority make no merits to the application but has for an informative note been attached. The Authority has received no privately written representations objecting to the application. ASSESSMENT / RECOMMENDATION

The proposed porch would be a modest sized extension due to its limited size. In terms of design and size, the proposal would be in keeping with the existing property.

The proposal would also have no adverse impact upon the residential amenities of the neighbouring properties.

RECOMMENDATION

It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), for the reasons set out in this report, accordingly, it is recommended that the application be approved.

PARTY STATUS

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Andreas Parish Commissioners The Water and Sewerage Authority

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 11.02.2011

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 creation of a porch to front elevation of dwelling as proposed in the submitted documents and drawing REF 1, REF 2, REF 3 and REF 4 all received on 12nd January 2011.

C 3. There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Sewerage Authority, Drainage Division and the Sewerage Act 1999.

The application states that the surface water from the proposed development is to be discharged to the "existing drainage". If this "existing drainage" discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.

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

Decision Made : Permitted Date : 17 February 2011

Signed: Maurice Senior Planning Officer

17 February 2011

Signed: Maurice Senior Planning Officer

17 February 2011