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Application No.: 09/00161/B Applicant: Mr Andrew & Mrs Tracey Taggart Proposal: Installation of replacement windows and erection of extension to rear elevation Site Address: - 13 Falkland Drive - Onchan - Isle Of Man - IM3 1EF ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 09/03/09 Site Visit: 09/03/09 Expected Decision Level: Acting Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Consultee: Onchan Commissioners Notes: Approved. Consultee: Drainage Division Notes:** No objection subject to the following condition:-
The site represents the residential curtilage of 13 Falkland Drive, Onchan. The property is part of a row of two storey terraced properties, which is located on the western side of Falkland Drive and east of Royal Avenue.
The property has been zoned under The Onchan Local Plan Order 2000 as being within an area of "predominately residential"; the site is neither within a Conservation Area nor within an area of High Landscape Value or Costal Value and Scenic Significance.
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
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PROPOSAL The proposal seeks approval for the installation of replacement windows and erection of extension to rear elevation.
The existing aluminium framed are to be replaced like for like with white uPVC windows. The rear extension will replace and existing rear utility room and outhouse. The proposal would have a rear projection of 3.8 metres, a width of 4.8 metres and a maximum height of 3.8 metres.
Onchan Commissioners:- Approved. The Drainage Services Manager makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Authority has received no privately written representations objecting to the application.
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:-
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:
Extensions and alterations to existing residential properties will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property.
Regarding the window alterations it is considered the proposal would improve the visual appearance of the property and therefore it is considered the proposals unobjectionable.
Initially, there was concern of the proposal upon the neighbouring properties 11 and 15 Falkland Drive. However, after visiting the site and studying the plans, it is considered the slight increase in height of the extension over the existing rear outlets, which consequently results in an increase in massing, would not have an adverse impact upon the residential amenities of the neighbouring properties, either through loss of light and/or an overbearing impact.
Nr 11 is located south of the application site and whilst the neighbouring property has benefited from a rear conservatory, it is not considered any loss of light would occur given the suns orientation.
Regarding the impact upon Nr 15, the proposal would result in no significant loss of light given the proposal is single storey in height and due to the distance the proposal would be from the rear/side windows of the neighbouring properties.
RECOMMENDATION
It is considered that the proposals would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007) and the Onchan Local Plan Order 2000, for the reasons set out in this report, accordingly, it is recommended that the application be approved.
It is considered that the following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Recommendation Recommended Decision: Permitted Date of Recommendation: 11.03.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
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C 2. This approval relates to the installation of replacement windows and erection of extension to rear elevation as proposed in the submitted documents and drawings DRWG 01, DRWG 02 and DRWG 03 all received on 4th February 2009.
C 3. The external finishes of the extension must match those of the existing building in all respects. N 1. There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
It should be noted that it is an offence under Manx legislation to permit the discharge of pollution or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation.
I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.
Decision Made : Permitted Date : 12 / 3 / 09
Signed : Acting Senior Planning Officer
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