Officer Report

Application No.: 15/00768/B Applicant: Miss Elizabeth Corrin Proposal: Erection of a rear extension to dwelling Site Address: 9 Erin Crescent Port Erin Isle Of Man IM9 6FD Case Officer : Miss Melissa McKnight Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of No. 9 Erin Crescent, a two storey semi-detached property located on the northern side of Erin Crescent in Port Erin. - 1.2 No. 11 Erin Crescent adjoins the application dwelling on the south west elevation. The neighbouring property has a conservatory at the rear that has been erected just less than 200mm from the timber fence boundary shared with the application site.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the erection of a single storey extension to the rear elevation that would provide a sun room. - 2.2 The rear extension would project 4.5 metres from the rear elevation of the application dwelling, have a width of just less than 3.1 metres and ridge height of just less than 3.6 metres; eaves height of 2.3 metres. - 2.3 The extension would be finished in all materials to match the main dwelling.

3.0 PLANNING HISTORY - 3.1 Previously planning approval was granted under PA 10/00120/B for the conversion of existing garage to provide additional living accommodation.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy the application site is in an area zoned as Predominantly Residential under the Area Plan for the South 2013. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan contains one policy that is considered materially relevant to the assessment of this current planning application: General Policy 2 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Paragraph 8.12.1 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."

5.0 REPRESENTATIONS - 5.1 Port Erin Commissioners support the current planning application (09/08/2015). - 5.2 The Department of Infrastructure Highways Services do not oppose the current planning application (20/08/2015).

6.0 ASSESSMENT - 6.1 As previously mentioned, the rear conservatory of No. 11 Erin Crescent has been erected 200mm from the shared boundary. The conservatory has a height of around 3.2 metres and is glazed on all sides. The proposed extension would be erected just over 100mm from the timber shared boundary with the eaves and guttering directly on the boundary. The extension would also project 1.1 metres beyond the rear building line of the neighbouring conservatory. The boundary fence has a height of 1.6 metres and as a result 2 metres of the extension would protrude above the fence – 1m to eaves height. - 6.2 It is considered necessary to assess the impacts of the extension in terms of loss of light and whether or not it is considered that the proposal will appear overbearing and have a harmful impact upon the residential amenity of No. 11 Erin Crescent. - 6.3 As No. 11 Erin Crescent is to the east of the application site and has a north facing garden it is unlikely that the extension would result in the loss of significant levels of light. However, there may be occurrences of shadows as a result of the extension and there may

• also be levels of loss of light as the sun sets but this would not be considered to be of a scale that would cause undue harm and warrant a reason for refusal.
• 6.4 With regards to the visual appearance of the extension and the impact upon outlook from No. 11 Erin Crescent, as previously mentioned the extension would just be over 100mm and would protrude 2 metres above the fence boundary. The proposed extension would also be approximately half a meter taller than the neighbouring conservatory with the eaves of the proposed extension just slightly above the eaves of the neighbouring conservatory.
• 6.5 The existing 1.6 metre high solid timber fence between the two properties is already considered to have an effect with regards to outlook from the neighbouring conservatory. When seen in the context with the existing boundary fence, it is not considered that the extension would result in an overbearing effect upon the amenity of No. 11 Erin Crescent. Whilst the extension would result in built development closer to the neighbouring property, despite the fact that the extension is visible as one looks left out of the conservatory, clear views are attainable from the central point and looking east from the conservatory. The neighbouring property also benefits from having a large garden area. It is also important to acknowledge that the occupant/s of No. 11 Erin Crescent was contacted for their comments regarding the planning application and no response was received within the time scale given.
• 6.6 Turning to the impact of the extension upon the street scene, whilst partial views of the proposed extension would be visible from Erin Crescent to the west of the application site, it is not considered to be of a scale that would detract from the street scene. The proposed development would respect the main dwelling house and in turn would not have a detrimental impact upon the public or visual amenity of the locality.

7.0 RECOMMENDATION - 7.1 It is concluded that the planning application accords with the provisions set out in General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan and as such is recommended for approval.

8.0 PARTY STATUS - 8.1 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 of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 26.08.2015 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

• 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.

• C 2. Notwithstanding the details of the Rear elevation / North (Proposed) shown on drawing 1721 -

• 02 date stamped 9th July 2015, the Rear elevation / North (Proposed) as shown on drawing no 1721 - sk02 date stamped as received 11th August 2015 supersedes this.

N 1. This approval hereby granted does not give approval to the undertaking of any building or engineering works on, under or over any land not within the ownership or control of the applicant.

This approval relates to Drawing No 1721 - 01 and 1721 - 02 (in respect of the site plan, ground floor plan and side elevation only) and date stamped as received 9th July 2015, 1721 sk01 date stamped as received 13th July 2015 and 1721 - sk02 date stamped as received 11th August 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer. Decision Made : Permitted Date; 15.09.2015 Determining officer Signed :………………………… Chris Balmer Senior Planning Officer Signed :………S CORLETT….. Sarah Corlett Senior Planning Officer