Officer Planning Report

Application No.: 09/00889/B Applicant: Mr Gilbert Esson Proposal: Erection of replacement conservatory and creation of doorway from existing window Site Address: 18 Mountain View Ballaugh Isle Of Man IM7 5EP --- ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 30/06/09 Site Visit: 30/06/09 Expected Decision Level: Senior Planning Officer --- ### Written Representations --- ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Ballaugh Parish Commissioners Notes: no objections. Consultee: Drainage Division Notes:** No objection subject to the following conditions:- ---

Officer's Report

Site

The site represents the residential curtilage of 18 Mountain View, Ballaugh, which is a single storey detached pitched roofed property which is located on a corner plot within the Mountain View estate.

Land Use Zoing / Planning Policies

The application site is within an area recognised as being an area of 'Predominately Residential', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor within an Area of High Landscape or Coastal Value and Scenic Significance.

The following policies are therefore considered relevant in the consideration of this application:

• The Isle of Man Strategic Plan (20th June 2007) - General Policy 2

Due to the zoning of the site the following policies are relevant for consideration:-

General

1 July 2009

09/00889/B

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:

• (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;
• (I) 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."

Planning History

The previous planning applications are considered relevant in the assessment and determination of this application:- Conversion of garage to additional living accommodation and erection of new garage - 01/01921/B APPROVED Construction of porch - 84/00782/B - APPROVED

Proposal

The application seeks approval for the erection of a replacement conservatory to the rear elevation and creation of a doorway from the existing window within the eastern elevation.

The proposed conservatory would have a rear projection of 3.5 metres, a width of 5.5 metres and a ridge height of 4.2 metres.

Representations

Ballaugh Parish Commissioners:- "No Objection" The Department of Transport Highway Division:- "Do not oppose" 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.

Assessment / Recommendation

The proposed conservatory would be slightly larger than the existing, however would be sited on the majority of the existing footprint. The main issue is whether the proposal would have an adverse impact upon the residential amenities of the two neighbouring properties, mainly through overlooking resulting in a loss of privacy.

Visiting the site it is apparent that due to the existing boundary treatment and given the proposal replaces an existing conservatory it is considered no significant impact would occur through overlooking.

The proposal to replace the existing window with a French door is unobjectionable and would have no adverse impact upon the neighbouring amenities.

It is considered that the proposal would comply with The Isle of Man Strategic Plan (20th June 2007), for the reasons set out in this report, accordingly, it is recommended that the application be approved.

PARTY STATUS

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

• Ballaugh Parish Commissioners
• Department of Transport Highways Division
• Department of Transport Drainage Division

Recommendation Recommended Decision: Permitted Date of Recommendation: 01.07.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : 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 the erection of replacement conservatory and creation of doorway from existing window as proposed in the submitted documents and drawings 00889/1, 00889/2 and DRWG 0023 all received on 20th May 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 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 : Signed : Senior Planning Officer