Loading document...
==== PAGE 1 ====
15/01280/B
Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/01280/B Applicant : Mr Bob & Mrs Ethel Dougherty Proposal : Erection of an extension to dwelling Site Address : Green Meadows Main Road Glen Vine Isle Of Man IM4 4AU
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, modest bungalow situated on the western side of the A1 TT Course in Glen Vine. The property has a footprint of 9.5m by a similar amount with a single storey flat roofed garage attached to the western side. The property has a roof pitched at 35 degrees.
1.2 The property to the south east, Mabuhay is positioned very close to the mutual boundary. This projects out further than does the application property and has a large window looking directly into the application site, on the side. This boundary is formed by a trellis fence and is around 1.2m high,
1.3 The property on the other side, Mount View is positioned further from the boundary than is Mabuhay and the application site has within it a shed and decked area which will separate the extension from the boundary which is formed by a higher timber fence made of vertical posts with small spaces between.
THE PROPOSAL 2.1 Proposed is the extension of the property at the rear by way of a flat roofed annex, extending 6.3m from the rear elevation and with a small lantern light towards the existing dwelling end of the annex. The extension will have a large window in the rear elevation looking out onto open countryside and a similarly large window in the south western elevation looking towards Mabuhay, the property alongside. The elevation facing in the other direction, towards Mount View, will have no windows in this side.
2.2 The ground falls slightly towards the rear, thus resulting in the rear of the extension being built up by around 200mm above the level at the front of the house. The extension will be finished in dashed render with a plain rendered plinth to match the existing walling.
PLANNING STATUS AND POLICY 3.1 The site is within an area of Existing Residential use on 1982. As such, the following parts of the Strategic Plan are considered applicable to this development:
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."
==== PAGE 2 ====
15/01280/B
Page 2 of 3
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; g) does not affect adversely the amenity of local residents or the character of the locality."
PLANNING HISTORY 4.1 Planning approval was granted for alterations and extensions under PA 94/01406/B.
REPRESENTATIONS 5.1 Department of Infrastructure Highway Services indicate that they do not object to the application (26.11.15).
5.2 Marown Parish Commissioners indicate that they approve the application (18.12.15).
ASSESSMENT 6.1 The extension will be at the rear, will not be publicly visible nor will it affect the provisions for vehicular access and parking. As such, the critical issue in this case is whether the proposed works will have any adverse impact on the living conditions of those in the adjacent properties.
6.2 Whilst the extension will be closer to Mabuhay, this property already has a window looking directly into the application site. There is a window proposed in the extension which will look towards the window of the neighbouring property but this will not afford a view which is not already available from the application site garden. As such, this relationship is not considered such as to warrant refusal of the application.
6.3 Mount View, on the other side is further away and separated by a higher fence but as the extension contains no windows, there will be no impact over overlooking or inter-visibility from the proposal.
6.4 The extension is not considered to have an impact on the outlook from or light to either of the neighbours, by virtue of its position and height in relation to both.
6.5 The application is recommended for approval.
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 (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.
==== PAGE 3 ====
15/01280/B
Page 3 of 3
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.12.2015
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 drawings 4465/L1, 4465/S1, 4465/ex1, 4465/P1B all received on 23rd November, 2015.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 24.12.2015
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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.
Copyright in submitted documents remains with their authors. Request removal