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15/00055/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00055/B Applicant : Mr Christopher & Mrs Andrea Worsfold Proposal : Erection of a two storey extension and creation of a patio to rear elevation of dwelling Site Address : Cliftonville Fistard Port St. Mary Isle of Man IM9 5PQ
Case Officer : Miss Laura Davy Photo Taken : 22.01.2015 Site Visit : 22.01.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of Cliftonville, Fistard, Port St Mary which is a two storey traditional detached cottage which is to the northern side of the highway. The cottage fronts onto the highway, there is a single storey lean-to to the side elevation of the cottage and to the side of that there is a driveway sufficient to park one vehicle. To the rear of the property there is an enclosed patio area and a raised garden. To the western side of the application site is Sea Breezes which is set back from the rear elevation of the application site, the windows in the front elevation of Sea Breezes do not look directly towards the application site.
2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of an extension to the rear of the cottage. The proposed extension would be two storey and would have a pitched roof to match the main dwelling and would have a false chimney stack on the gable end. The extension would infill the existing enclosed patio area; it would also result in some digging out of the garden area in order to create a patio area which would be accessed from the ground floor of the proposed extension. The extension would be finished with smooth painted render which would match the front and side elevation s of the cottage. The proposed windows would be top opening casements with a 50/50 split.
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 indicate that they do not oppose the application (28.01.15).
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15/00055/B
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5.2 Port St Mary Commissioners indicate that they do not oppose the application (30.01.15).
6.0 ASSESSMENT 6.1 The key considerations in the assessment of the application are the impacts upon the character and appearance of the property and street scene and the impact upon the living conditions of the neighbouring properties.
6.2 The proposed extension would be to the rear of the dwelling and would not be readily visible from the public thoroughfare, the proposed extension may be partially visible when travelling towards Fistard coming from Port St Mary, but this viewpoint would only provide fleeting glances of the proposed extension, what would be seen of the proposed extension would be in keeping with the character and appearance of the property and the street scene in general.
6.3 The neighbouring properties closest to the application site are Pargys and Sea Breezes. There is an existing mature hedge along the rear boundary which backs on to St Marys Glebe which is a new residential estate. There would be no windows in the side elevation of the proposed extension which faces Sea Breezes and therefore the proposal would not result in any undue overlooking or loss of privacy. Given the orientation of the property in relation to Sea Breezes and Pargys it is considered that the proposal would not result in any undue loss of light to either Sea Breezes or Pargys. The windows in Pargys and Sea Breezes do not look directly towards the application site and therefore the proposed extension is not likely to appear unduly overbearing when viewed from the rooms of the neighbouring properties.
6.4 The proposed extension is considered to respect the existing property in terms of scale, form and design and would be in keeping within the street scene. It is judged that the proposed extension would not have an adverse impact upon the living conditions of the neighbouring residential properties.
6.5 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 St Mary Commissioners in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.02.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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15/00055/B
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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 location plan, 1258.1, 1258.2, 1258.3, 1258.4 and 1258.5 date stamped 19th January 2015.
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: 16.02.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed : Sarah Corlett
Sarah Corlett
Senior Planning Officer
Signed :... Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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