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                                      20/01409/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/01409/B Applicant : David Ralph Currie Proposal : Extension to terrace and creation of storage area Site Address : Wimple Nook Bradda Road Port Erin Isle Of Man IM9 6QA

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 19.01.2021 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. Application accords with General Policy 2 of the IOM Strategic Plan 2016 and the principles of the Residential Design Guide 2019.

Plans/Drawings/Information; This approval relates to site location plan and drawing numbers 1, 2, 3, 4 and supporting statement and photographs all date stamped and received 20/11/2020. __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE 1.1 The site is the curtilage of a residential property which sits on the upper, northern side of Bradda Road. The existing dwelling is quite a distinct property in the streetscene with its black and white panel detailing across the frontage.

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                                      20/01409/B                                     Page  2  of  3

1.2 The dwelling is in two parts, the easternmost part lower than the larger, westernmost section. The lower portion has a small pitched roofed front porch, the larger section simply having large patio doors and a window opening onto a metal railing enclosed balcony. Below the balcony sits a garage joining with the main highway. To the east of the balcony is a raised front garden area also enclosed in metal railings providing a patio area and access steps leading down to the front gate.

THE PROPOSAL 2.1 Proposed is the extension of the existing balcony in front of the patio doors by approx. 2.8m. The balcony will be enclosed by metal railing to match the existing.

PLANNING HISTORY 3.1 PA 20/00140/B was recently approved for the installation of the patio doors on the front elevation, although not considered to be materially relevant in this case.

PLANNING POLICY 4.1 The site lies within an area designated on the Area Plan for the South (2013) as Predominantly Residential. The site is outwith the proposed Conservation Area for the village. As such, General Policy 2 of the Strategic Plan is applicable along with the general principles set out in the Residential Design Guide particularly section 4.7 which refers to "Roof Terraces, Balconies, Decking And Patios":

4.2 General Policy 2 states (in part): "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 spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape and (g) does not affect adversely the amenity of local residents or the character of the locality".

4.3 RDG 2019 Section 4.7 states (in part): "...For detached properties they can be acceptable where they are carefully designed to avoid unreasonable overlooking of neighbouring properties (including gardens). Large separation distances to neighbouring boundaries and habitable room windows will help to avoid such issues... Balconies should not result in views into the rear windows of neighbouring properties at a distance of less than 20 metres... Additional consideration should also be given to the potential visual impact upon the street scene and the individual dwelling. A projecting balcony can result in an alien and top heavy feature, particularly at first floor level or above. Thought should be given to minimising the visual impact of such an addition with regard to the size, projection and materials. Balconies should be designed to complement the proportions and character of the property and should be in line with windows on the original house..."

REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Port Erin Commissioners - no comments received as of 19/01/2021.

5.2 Department of Infrastructure Highway Services - Do not oppose (18/12/2020).

5.3 No comments received from neighbouring properties.

ASSESSMENT

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                                      20/01409/B                                     Page  3  of  3

6.1 There already exists a large balcony and raised terrace to the front of the existing property where there is already an accepted level of visual and amenity impact. The further extension of the upper balcony area across the frontage by 2.8m and its enclosing with railings to match the existing will not made significantly worse the existing appearance of the dwelling nor result in any new or harmful amenity impacts beyond the existing arrangement on the neighbours. These works are likely to have an overall negligible impact.

CONCLUSION 7.1 The proposed works are considered to accord with GP2 and the principle of the Residential Design Guide 2019 and are recommended for approval.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 20.01.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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.