Planning Officer Report 09/00750/B

Application No.: 09/00750/B Applicant: Mr Michael Raphael & Mrs Melanie Jayne Rose Proposal: Alterations and erection of a two storey extension Site Address: 65 Cronk Grianagh Estate Douglas Isle Of Man IM4 4RN ### Considerations Case Officer: Mr A Holmes Photo Taken: Senior Planning Officer Site Visit: Senior Planning Officer Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee: Drainage Division Notes: No objection Consultee: Highways Division Notes: Do not oppose Consultee: Braddan Parish Commissioners Notes:** No objection

Officer's Report

The Application Site And Proposed Development

The application site comprises the residential curtilage of a semi-detached dwelling that is located in the Cronk Grianagh estate in Braddan.

The proposed development comprises alterations to and erection of two storey extension onto the side of the dwelling.

Planning History

The application site has not been subject of previous planning application that is considered specifically material to the assessment of this current planning application.

Representations

Braddan Parish Commissioners have no objections to the planning application. The Department of Transport Highways Division do not oppose the planning application. The Department of Transport Drainage Division do not oppose the planning application.

Planning Policy

In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Braddan Parish District Local Plan. There are no policies with Planning Circular 6/91, the written statement that accompanies the local plan, which are considered specifically material to the assessment of the planning application.

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In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material 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 of the Isle of Man Strategic Plan 2007 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."

ASSESSMENT

The planning application seeks approval for alterations to and erection of two storey extension onto the side of the dwelling.

It is considered that the development contained within the proposal is in keeping with the character of the dwelling and the impact on public and private amenity within the surrounding area is acceptable. As such the proposal accords with General Policy 2 of the Isle of Man Strategic Plan 2007.

It is recommended that the planning application be approved.

PARTY STATUS

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Braddan Parish Commissioners; The Department of Transport Highways Division; and The Department of Transport Drainage Division.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 10.06.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions

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R : Reasons for refusal

0 : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to drawing no.s 01, 02, 03, 04 and 05 date stamped the 24th April 2009. C 3. There must be no discharge of surface water to the main foul sewer.

I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : 15 June 2009.

Signed : Senior Planning Officer