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Application No.: 09/01942/B Applicant: Peter Heginson Proposal: Erection of a sun room extension to rear elevation Site Address: 81 Anagh Coar Road, Douglas, Isle Of Man, IM2 2AS --- ### Considerations Case Officer: Mr Gary Barr Photo Taken: - Site Visit: - Expected Decision Level: - Senior Planning Officer --- ### Written Representations --- ### Consultations Consultee: Highways Division Notes: Consultee: Douglas Corporation Notes: No objection Consultee: Drainage Division Notes:** No objection in principle subject to: ---
The application site represents the residential curtilage of 81 Anagh Coar Road which is an existing semi-detached dwelling situated at the western side of Anagh Coar Road which leads off the New Castletown Road and Cooil Road within the built up residential area of Anagh Coar / Farmhill in Douglas. The property sits in a modest plot and comprises a two storey pitched roof dwelling with separate garage.
The proposed planning application is seeking approval for the erection of a single storey lean to extension to the rear elevation of the dwelling. The proposed sun room would adjoin the existing dining room and kitchen extension. The proposal would match the existing kitchen extension, in terms of height, pitch and projection.
The application site is within an area of "Residential Use" under the Douglas South Local Plan, which was adopted by Tynwald in 1998. The Isle of Man Strategic Plan 2007 contains a policy which is
18 January 2010
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:
Paragraph 8.12.1 - Extensions to Dwellings in built up areas or sites designated for residential use, is also considered relevant to this application; "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".
The following previous planning applications should be considered in the assessment and determination of this application:
PA 96/00157/B - Erection of a garage - Permitted PA 06/00281/B - Erection of an enclosed front porch and replace existing garage roof - Permitted PA 09/01060/B - Erection of an extension to dwelling house - Permitted
The Douglas Corporation has no objection with the proposal. The Department of Transport Highways Division have not commented on the proposal. The Department of Transport Drainage Division has no objection subject that there must be no discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s). It should be noted that it is an offence under Manx legislation to permit the
discharge of pollution or harmful matter to any public sewers or watercourse. Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation.
ASSESSMENT
Given the nature of the proposed development it is therefore appropriate to assess the impact it would have upon the existing property, the neighbouring properties and the surrounding area in general.
The proposed sun room would be in-keeping with the character of the existing building with the use of matching materials ensuring that the new built form would blend with the existing and would represent a continuation of the existing form and general design of the adjoining kitchen extension.
The private and public residential amenity of the neighbouring properties would not be adversely affected by the proposed application. The proposed development would not extend beyond the adjoining neighbouring properties conservatory. As such, it would not create an overbearing impact on 79 Anagh Coar Road nor would it affect the level of sunlight currently enjoyed by the neighbouring property, to an unacceptable degree.
After a discussion with the applicant it was made clear that there would be white solid panels erected on the southern elevation of the sun room to protect the privacy of the neighbouring property. It was also stated that the 2m high boundary fence would be removed to accommodate the proposed extension and after the works it would be reinstated (the 2m high fence) to adjoin the extension at its south western point. This would enclose off the rear yard of 81 Anagh Coar Road and prevent overlooking and protect the residential amenities of the neighbouring property.
The proposed development would be a minor alteration to the dwelling and it would be in-keeping with the character of the existing property and the locality. As such, it would not detrimentally affect the visual amenities of the surrounding area in general.
RECOMMENDATION For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. 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:
Recommendation Recommended Decision: Permitted Date of Recommendation: 18.01.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal 18 January 2010
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the submitted Location Plan and Drawing 1132-10B each received on 27th November, 2009 and e-mail from applicant received on 14th January, 2010.
Notwithstanding the details on the approved plan the southern elevation of the sun room shall be of obscure glazing (Pilkington Grade 5) 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 : .................................. Signed : .................................. Senior Planning Officer
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