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15/00117/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00117/B Applicant : Mr Ben Brindle Proposal : Erection of a replacement extension with roof terrace above to rear elevation Site Address : Bay Cliff High Street Port St. Mary Isle of Man IM9 5DW
Case Officer : Mr Edmond Riley Photo Taken :
Site Visit :
Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of Bay Cliff, High Street, Port St Mary 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 a few if any original features remaining.
1.2 There is an existing sunroom to the rear of the property with steps down to Shore Road. There is also a balcony which is accessed above the existing sunroom which is enclosed by balustrades.
2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of a replacement sunroom to the rear of the property with a roof terrace above. The replacement extension would be constructed on the existing platform, it would have a similar footprint to the existing measuring approximately 4.1m x 3.1m. Also proposed is the creation of a roof terrace above which would have a parapet would to both sides and glazed balustrading on the rear.
2.2 The extension would be finished with smooth painted render and the rear elevation would have French doors with glazed windows to either side. There would be a single door in the side elevation which would provide access to the rear steps which lead down to Shore Road.
3.0 PLANNING HISTORY 3.1 The following previous planning application is considered to specifically material in the assessment of the current application:
PA 13/00587/B Erection of a replacement sun room with terrace over to rear elevation - approved
4.0 DEVELOPMENT PLAN POLICIES 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 Proposed Port St Mary Conservation Area. Given the
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15/00117/B
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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).
5.0 CONSULTATIONS 5.1 Port St Mary Commissioners offered no objection to the proposal on 12.02.2015.
6.0 ASSESSMENT 6.1 The key considerations in the assessment of the application are the impact upon the character and appearance of the property and Conservation Area in general and the impact upon the living conditions of the local residents.
6.2 The proposed extension would be similar in size to the existing conservatory 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 patios and balconies at the rear of the property which overlooks 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 This proposal is very similar to what was recently approved under PA 13/00587/B. It is considered that the amendments shown under this application are acceptable.
6.6 For the above reasons the application is considered to be acceptable, and do not conflict with either Environment Policy 35 or the relevant parts of General Policy 2, and is therefore 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: 19.03.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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15/00117/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 010 Rev D, 021 Rev D, 061 Rev C and 052 Rev C received 4th February 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: 24.03.2015
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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