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Government Sailige Sllan Vannin
PT Associates The Studio 26, Falcon Street Douglas Isle Of Man IM2 3HA
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Mr Ben Brindle, Ref 13/00587/B, for the Erection of a replacement sun room with terrace over, to rear elevation at Bay Cliff High Street Port St. Mary Isle Of Man IM9 5DW subject to compliance with the following condition(s):
Reason: To accord with the provisions of Section 13(1) of the Town and Country Planning (Development Procedure) Order 2005. 2. The development hereby permitted shall not be carried out except in full accordance with the following plans PTA-111-01, PTA-111-11, PTA-111-10, PTA-111-04, PTA-111-08, PTA-111-07 and PTA-111-03 received on 16th May 2013 and email from agent received 10th June 2013.
Date of Issue: 20th June 2013
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them.
This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.
Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later.
If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]
13/00587/B
| Application No. : | 13 / 00587 / B | | :-- | :-- | | Applicant : | Mr Ben Brindle | | Proposal : | Erection of a replacement sun room with terrace over, to rear | | | elevation | | Site Address : | Bay Cliff | | | High Street | | | Port St. Mary | | | Isle Of Man | | | IM9 5DW |
Case Officer : Miss Laura Davy Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
1.1 The application site is the curtilage of Bay Cliff, 32 High Street which is a three storey property when viewed from the High Street, and four storey when viewed from Shore Road which is to the rear of the property. The property is situated to the eastern side of the High Street. The property is a mid terrace town house, it is likely that the property once had a number of original features but it has been altered over time and there are few if any original features remaining. 1.2 There is an existing sun room to the rear of the property with steps down to Shore Road. There is also a balcony which is accessed above the existing sun room which is enclosed by balustrades.
2.1 The application seeks approval for the erection of a replacement sun room to the rear of the property with a roof terrace above. The replacement extension would measure approximately 17 sqm and would have a similar footprint to the existing. Also proposed is the erection of a roof terrace which would be secured by a wall and glass balustrading. 2.2 The walls at low level would be painted render, the doors and windows would be uPVC. The balustrade would be glazed.
3.1 There was an application in 1986 for the extension to form a conservatory PA 86 / 00635 / B, this application was approved. In 1997 there was an application for replacement windows and doors PA 97/00107/B, this application was approved.
4.1 The application site is within an area zoned as "Mixed Use" identified on the Area Plan for the South 2013. It is also within the Port St Mary Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2, Paragraph 8.12.1 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).
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; I) 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.
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.
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
5.1 Port St Mary Commissioners have no objections.
6.1 The application seeks approval for the erection of a replacement extension at the rear of the property with a roof terrace above. The main issues to consider in the assessment of the application are the impacts upon the neighbouring properties and the impact upon the character and appearance of the Conservation Area. 6.2 The extension would be similar in size to the existing sun room and would not significantly increase the mass of the extension when viewed from the neighbouring properties. The extension itself would not result in any additional windows overlooking the neighbouring properties and given that it is similar in size to the existing it is considered that the proposal would not appear unduly overbearing. 6.3 The addition of the roof terrace would be similar to the existing balcony only larger. Many of the properties along the High Street have balconies and patios at the rear of the property which overlooks the Shore Road.
6.4 It is considered that the proposed roof terrace would not result in undue overlooking as there is already a balcony. It is judged that the proposal would not significantly increase the impact of overlooking.
6.5 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.0 PARTY STATUS
7.1 The local authority, Port St Mary Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 17.06.2013
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.
Reason: To accord with the provisions of Section 13(1) of the Town and Country Planning (Development Procedure) Order 2005.
C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans PTA-111-01, PTA-111-11, PTA-111-10, PTA-111-04, PTA-111-08, PTA-111-07 and PTA-111-03 received on 16th May 2013 and email from agent received 10th June 2013.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 18/01/13
Determining officer (delete as appropriate) 17 June 2013 13/00587/B Page 3 of 4
Signed : ________________________________ Anthony Holmes Senior Planning Officer Signed : ________________________________ Michael Gallagher Director of Planning and Building Control Signed : ________________________________ Sarah Corlett Senior Planning Officer Signed : ________________________________ Jennifer Chance Development Control Manager
17 June 2013 13/00587/B Page 4 of 4
PA13/00587/B Mr Ben Brindle Erection of a replacement sun room with terrace over, to rear elevation, Bay Cliff High Street Port St. Mary Isle Of Man IM9 5DW Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 17.05.2013, includes;
Dev Control Polygons: Reference Number: 97/00107/B Status: Permitted Proposal: Installation of uPVC windows & door to replace existing, Baycliffe, 32 The High Street, Port St Mary.
Reference Number: 86/00635/B
Status: Permitted
Proposal: Extension to form conservatory, Baycliffe, 32 High
Street, Port St. Mary
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