Officer Planning Report

Application No.: 09/01022/B Applicant: Mr Michael Whittaker Proposal: Erection of an extension to dwelling house Site Address: 41 Broogh Wyllin Kirk Michael Isle Of Man IM6 1HU ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose - has no traffic management, parking or road safety implications. Consultee : Michael Commissioners Notes: No objection. Consultee : Drainage Division Notes: No objection

Officer's Report

The Site

The application site represents the curtilage of the end terrace property 41 Broogh Wyllin, Kirk Michael. The property is a modern two storey dwelling.

The Proposal

This application seeks approval for the erection of a single storey extension to the rear elevation to provide additional living accommodation. The extension would be built up to the adjacent boundary and would have a lean-to type roof with a maximum height of 3.2 metres falling away to 2.4 metres. There would be no windows facing towards the boundary shared with the attached property.

Planning Status

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 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:

• (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."

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."

Planning History

08/00410/R sought retrospective planning permission for the the extension of the rear garden of the property. This was approved.

Representations

The Department of Transport Highways Division does not oppose this application. Kirk Michael Commissioners do not object to this application. 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.

Assessment

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 Broogh Wyllin.

The extension, which would be single storey with a lean-to roof, is considered to be an acceptable design which would respect the proportions and form of the existing building.

The extension would be higher than a 2 metre fence which could be erected under permitted development however it is judged that the 3 metre projection along the shared boundary would not give rise to unacceptable impacts upon the outlook of the adjacent property given the height of the proposed extension. There would be no additional overlooking and as such the privacy of the adjacent property would not be affected.

It is concluded that the proposed extension would not adversely affect public amenity and would protect the amenity of neighbouring residents to an acceptable level. As such it is recommended that this application be approved.

RECOMMENDATION Permit

PARTY STATUS 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:

The Department of Transport Highways Division Kirk Michael Commissioners The Department of Transport Drainage Division

Recommendation

Recommended Decision: Permitted Date of Recommendation: 14.08.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 a single storey extension to the rear elevation of 41 Broogh Wyllin, Kirk Michael as shown by P09 WHIT 01 PL01A, P09 WHIT 01 PL02 and P09 WHIT 01 PL03 all received 19th June 2009.

C 3. The external finishes of the extension must match those of the existing building in all respects.

C 4. There must be no discharge of surface water to the main foul sewer.

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 : 19. Anowar 2005

Signed : Senior Planning Officer