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Application No.: 09/00445/B Applicant: Miss Marian Ashcroft Proposal: Alterations, erection of an extension and conversion of garage to provide additional living accommodation Site Address: Kelbar 20 Cannan Avenue Kirk Michael Isle Of Man IM6 1HF ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Senior Planning Officer ### Written Representations 19 Cannan Avenue Kirk Michael Isle Of Man IM6 1HF Objects to the proposal ### Consultations Consultee : Highways Division Notes: Defer Consultee : Michael Commissioners Notes: No objection Consultee : Drainage Division Notes: No objection
The application site relates to the detached residential property "Kelbar", 20 Cannan Avenue, Kirk Michael. The property is located on the northern side of the road. Parking for the dwelling is provided on a driveway which can accommodate two vehicles (see photographs). There is also a garage.
This application seeks approval for the erection of an extension to the rear of the property and the conversion of the existing garage to provide additional living accommodation. The rear extensions would extend 7.76 metres from the rear wall and would be 5.13 metes from the side wall of the adjacent property Shang Ri La. There would be no windows in the side wall facing onto Shang Ri La and the extension would be finished to match the existing property. The proposed garage conversion
would consist of the replacement of the existing garage door with a window with the area around the window being finished to match the existing property.
The application site is located within an area identified as being predominantly residential use by the Kirk Michael Plan. Within the Isle of Man Strategic Plan, the following are considered relevant:
General Policy 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:
Paragraph 8.12.1, 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 owners/occupiers of 19 Cannan Avenue, Kirk Michael (adjacent to the application site) object to this application on the grounds that there would be a loss of light and view affecting their kitchen window which would de-value their property.
Michael Commissioners state that they do not object to the proposed development but have concerns regarding loss of light to the adjacent property.
The Department of Transport Highways Division requested that this application be deferred as the plans do not demonstrate how two off street parking spaces will be provided within the applications site. Subsequently photographs showing two vehicles parked on the driveway have been submitted.
The Department of Transport Drainage Division does not object to this application subject to conditions.
ASSESSMENT
The main issues to be considered in the assessment of this application are the impact upon the streetscene and the impact upon adjacent properties.
The development would have little visual impact upon the property as viewed from Cannan Avenue given that the only visible part of the works would be the garage conversion. This aspect of the proposal would not adversely affect the streetscene and as such it is judged that public amenity would not be unduly affected by the proposed development. Furthermore, it has been demonstrated that the site would continue to provide 2 off-street parking spaces in accordance with current standards.
The rear extension is most likely to impact the adjacent property to the south west (Number 19) as it would extend from the rear elevation of Kelbar in line with the shared boundary. It is judged that there are three factors which render this aspect of the proposal acceptable. Firstly, a separation distance of over 5 metres would be achieved between the side elevations of the opposing properties which is judged to be sufficient to prevent the extension from having an overbearing impact. Secondly, the orientation of the properties is such that Kelbar is to the north of Number 19 and consequently there would not be a loss of sunlight to Number 19. Finally, there are no windows proposed to the side wall elevation of the extension and as such no overlooking onto Number 19 would occur. The roof lights proposed would be at a height which would not allow persons within Kelbar to gain views onto Number 19.
It is concluded that the proposed extension and garage conversion are acceptable.
RECOMMENDATION
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:
Recommendation Recommended Decision: Permitted Date of Recommendation: 14.09.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal 14 September 2009 09/00445/B Page 3 of 4
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