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The application site represents the curtilage of the detached single storey property Fairhaven, 23 Cannan Avenue, Kirk Michael. The property is located at the northern corner of the estate adjacent to Clovelly to the east and Karbou to the west.
This application seeks approval for the erection of a single storey extension to the rear elevation to provide additional living accommodation. The application originally proposed a window to serve the lounge to be installed on the western elevation. It was considered that this would result in unacceptable overlooking onto Karbou. Subsequently, a revised scheme was submitted and re-advertised which proposes the omission of the window and the installation of two roof lights.
The application site is located within an area identified as being Residential use by the Kirk Michael Local Plan. Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant:
General Ploicy 2, which states:
"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:
Also relevant is Paragraph 8.12.1 of the Strategic Plan, which states:
"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."
There have been no previous planning applications relating to this property.
The Department of transport Highways Division does not oppose this application.
Kirk Michael Commissioners did not object to the originally submitted scheme but have requested that the consideration of the revised application be deferred. However, given that the changes to the application are minor and represent an improvement, it is considered reasonable to determine the application immediately to prevent unnecessary delays for the applicant.
The Department of Transport Drainage Division has commented on this application in relation to Building Control issues.
There have been no privately written representations received in relation to this application.
The main issues to be considered in the assessment of this application are the impact of the proposed extension upon the existing property, neighbouring properties and the surrounding area in general.
The extension, being to the rear of the property, would not be readily visible from the public thoroughfare and as such would have little impact as viewed from Cannan Avenue.
The extension, which would be formed of two projecting gables, is considered to be an acceptable design which would respect the proportions and form of the existing building.
It is judged that the revised scheme which omits the previously proposed side window in favour of two roof lights is considered to represent an improvement in that overlooking onto the adjacent property Karbou would be reduced to an acceptable level.
It is concluded that the proposed extension would not adversely affect public amenity and would protect the amenity of neighbouring residents. As such it is recommended that this application be approved.
Permit
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Recommended Decision: Permitted
Date of Recommendation: 06.03.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the erection of an extension to the rear elevation of 23 Cannan Avenue, Kirk Michael as shown by the plans and information 08/0461/01 and 08/0461/03 received 28th October 2008 and 08/0461/02 REV A received 3rd February 2009.
C 3.
The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 6/3/09
Signed : D. B. A. Senior Planning Officer
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