Officer Report

Application No.: 15/00826/B Applicant: Mr James West Proposal: Erection of a sun room extension to replace existing conservatory Site Address: 122 Maghergarran Port Erin Isle of Man IM9 6DA 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. 122 Maghergarran, a two storey semi-detached dwelling located on the southern side of Maghergarran, Port Erin. - 1.2 No. 123 Maghergarran neighbours the application dwelling to the western elevation. At the rear, the properties are bounded by a 1.5 metre high fence. To the rear of the application dwelling is a single storey glazed conservatory.

2.0 THE PROPOSAL - 2.1 Planning permission is sought for the erection of a sun room extension in replace of the existing conservatory. - 2.2 The existing conservatory extends 3.1 metres from the rear elevation, has a width of

4.5 metres and a ridge height of 3 metres. The conservatory is glazed on all sides with a rendered dwarf wall.

2.3 The proposed extension would sit on the same footprint as the existing conservatory but would have a height of just less than 3.7 metres. The extension would be finished in materials to match the main dwelling.

3.0 PLANNING HISTORY - 3.1 Previously, planning approval was granted in 2005 under PA 05/01778/B for the erection of a two storey extension to the side elevation and a conservatory to the rear elevation.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within 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 2007 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 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."

- 5.0 REPRESENTATIONS

5.1 Port Erin Commissioners support the current planning application (05/08/2015). - 6.0 ASSESSMENT

6.1 It is considered that there are two fundamental issues to consider in the assessment of this current planning application; the impact of the sun room upon the residential amenity of No. 123 Maghergarran and the impact upon the street scene.

6.2 The replacement of the conservatory with the extension proposed would omit a side elevation of glazing and as a result would improve the privacy of No. 123 Maghergarran. As previously mentioned, the sun room would sit on the same footprint as the existing conservatory but would be 700mm higher than the existing conservatory. The increase in height of built development is considered to be fairly minimal and furthermore the roof of the extension would slope away from the neighbouring dwelling thus assisting in reducing the impact of built development. Overall, the replacement of the conservatory with the extension proposed is not considered to cause harm to the residential amenity of 123 Maghergarran. - 6.3 The extension would not be visible from the highway but would be visible from the

footpaths to the east and rear of the site that provide access to Magherherrosien. The design and form of the extension is considered to enhance the overall appearance of the main dwelling as viewed within the street scene and enable a more successful integration with the dwelling itself over the existing conservatory.

- 7.0 RECOMMENDATION

7.1 Overall it is concluded that the planning application is in accordance with General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 and as such it is recommended that the planning application be permitted. - 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: 25.08.2015 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.

This approval relates to Drawing No 1127 - 11 and 1127 - 12 date stamped as received 23rd July 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Head of Development Management.

Decision Made : Permitted Date : 26.08.2015 Determining officer

Signed : J CHANCE. Jennifer Chance Head of Development Management