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                                                 15/01133/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/01133/B Applicant : Mr David & Mrs Shirley Price Proposal : Replacement of two existing rear first floor windows with glazed doors and Juliet balcony Site Address : Hillcliff Bay View Road Port St. Mary Isle Of Man IM9 5AP

Case Officer : Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the residential curtilage of an existing dwelling which fronts onto Bay View Road in Port St. Mary and backs onto Lhargan which is higher in level than Bay View Road. The dwelling is larger than most in this section of Bay View Road and of an odd appearance from the front, quite out of character with the rest of the terrace and more in keeping with the Bay Queen Hotel. At the rear the property is more simplistic and has an array of vertically proportioned windows which are fitted with plastic framed casement windows. On the ground floor are two patio doors and a large window subdivided into nine sections.

THE PROPOSAL 2.1 Proposed is the installation of a Juliet-style balcony in front of four bi-fold doors or French windows in the first floor above the patio doors. The new aperture will be 2.8m wide and 2.5m tall. The balcony will be protected by a stainless steel and glass balustrade and existing waste pipes which appear on the rear elevation, will be removed.

2.2 The rear elevation is 6m from Lhargan and the first floor is slightly higher than the highway.

PLANNING STATUS AND POLICY 3.1 The site lies within an area designated on Area Plan for the South adopted in 2013 as Predominantly Residential. AS such, the following provisions of the Strategic Plan are considered relevant:

Paragraph 8.12.1 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."

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:

b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape;

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                                                 15/01133/B
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g) does not affect adversely the amenity of local residents or the character of the locality."

3.2 The site also lies within the proposed Conservation Area for the village. There is no specific reference to this building in the Character Appraisal supporting Conservation Area designation.

PLANNING HISTORY 4.1 The site has been the subject of a number of previous applications, none of which is material to the consideration of the current application.

REPRESENTATIONS 5.1 Port St. Mary Commissioners have no objection (29.10.15).

5.2 Department of Infrastructure Highway Services indicate that there are no highway implications (19.10.15).

ASSESSMENT 6.1 Lhargan is characterised very much by the majority of buildings on the seaward side being garaging or the rear of the properties fronting onto Bay View Road. The exception is a pair of dwellings currently being built to the rear of the former Police Station which front onto Lhargan. Some of the Bay View Road properties have rear garages at the higher, road level and others, such as the application property, simply have rear gardens with pedestrian access onto into them. As such, the streetscene is very much a back garden view of the properties on this side of the road and with no particular prominence or importance of these rear elevations and with a great variety in their appearance, size, mass and detailing. As such, the introduction of a new or different feature has much less impact than it would on the front of either these properties or those on the other side of Lhargan.

6.2 The works will not be particularly noticeable and in any case will not appear out of keeping nor will it allow a view which is not already available, nor particularly intrusive to adjacent property which is not already visible from the public highway. The properties on the landward side of Lhargan are very close to the highway and as such, privacy at the front is not a major element of their amenity. As such, the proposal is considered to be acceptable.

PARTY STATUS 7.1 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, in this case Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 07.11.2015

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                                                 15/01133/B
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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 drawings 1, 2, 3 and 4 all received on 12th October, 2015.

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 09.11.2015

Determining officer

Signed : M GALLAGHER

Michael Gallagher

Director of Planning and Building Control

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.