Officer Planning Report Recommendation

Application No.: 09/01410/B Applicant: Mr \& Mrs Cook Proposal: Erection of a replacement conservatory to rear elevation Site Address: 11 Glebe Aalin Close Ballaugh Isle Of Man IM7 5BY ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Ballaugh Parish Commissioners Notes: No objection

Officer's Report

The Site

The site represents the residential curtilage of 11 Glebe Aalin Close, Ballaugh. The site is located southern side of the Glebe Aalin Close housing development and northeast of Ballaugh Bridge.

Planning Status

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

• Isle of Man Strategic Plan 20th June 2007
• Isle of Man Development Plan Order 1982

Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:- "General 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; (1) 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

There following planning application is considered relevant in the assessment and determination of this application:-

Erection of a single storey extension to side and a replacement conservatory on rear elevation 05/00838/B - APPROVED

Proposal

The proposal seeks approval for the erection of a replacement conservatory to rear elevation. The proposal would have a larger footprint over the existing as it would be wider. The proposal would have a rear projection of 3.1 metres, a width of 7.7 metres and a maximum height of 2.8 metres.

Representations

Ballaugh Parish Commissioners:- "No objection" The Authority has received no privately written representations objecting to the application.

Assessment

The proposal would increase the width of the proposal by 2 metres, which would bring the conservatory towards the neighbouring property 10 Glebe Aalin Close, leaving a 0.5 meter gap. The boundary treatment shared with the neighbouring property consists of a 1.8 metre high timber boarded fence. It is considered the potential impact upon Nr 10 will be greater given the conservatory is closer to the existing. However, it is considered the impact either through, overlooking, loss of light and/or overbearing impact, would not be significant to warrant a refusal.

The impact upon the neighbouring properties to the west of the site (19, 20 and 21 Ballacrosha) will remain the same as the existing situation as the height and rear projection will remain the same. Discussion has taken place with the applicant that obscure glazing should be installed to the western elevation, which will prevent overlooking over the neighbouring property resulting in a loss of privacy. The applicants are happy with a condition requiring obscure glazing to this elevation.

Regarding the design, the proposal would incorporate a dwarf wall with the glazing above. It is considered the proposal would be a visual improvement over the existing which looks very much like a greenhouse structure.

Recommendation

Overall, it is considered that the proposal would have no adverse impact upon the neighbouring residential amenities nor have a adverse impact upon the visual appearance of the dwelling. For these reasons the proposal is considered to be appropriate in this location and the application is therefore recommended for an approval.

Party Status

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

Ballaugh Parish Commissioners Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 01.10.2009

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 replacement conservatory to rear elevation as proposed in the submitted documents and drawing 1.7169-001-00 all received on 21st August 2009.

C 3. The external finishes of the extension must match those of the existing building in all respects. C 4. Obscure glazing (Grade 5) shall be installed in the west elevation of the conservatory window and shall be kept and maintained thereafter.

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 : 16/10/09

Signed : ______________________________ Senior Planning Officer

1 October 2009 09/01410/B