Officer Planning Report Recommendation

Planning Report And Recommendations {{table:281271}} ### Considerations {{table:281267}} ### Written Representations ### Consultations {{table:281268}} {{table:281269}} {{table:281270}} ### Policy

Officer's Report

The application proposes the erection of a two storey flat roofed rear extension, installation of uPVC casement windows and two velux roof light to the rear elevation, at 12 Nursery Avenue, Onchan, which is part of a row of terraces properties within a residential area. The property at present is in the process of being renovated as it is in a very poor state of repair and according to the applicant is uninhabitable.

The two storey rear extension which is proposed to replace the existing single storey outrigger will have a rear projection of 4.3 metres and a width of 2.5 metres. The extension will form a new kitchen and a bathroom.

Neighbouring dwellings in the surrounding area have also benefited from two storey and single storey extensions. One such extension is the neighbouring dwelling at 14 Nursery Avenue which has had a 2 storey rear extension similar to what is proposed. The boundary treatment between these two properties consists of a 2 metre high brick wall, which also runs along the rear boundary of 12 Nursery Avenue. The other neighbouring property 10 Nursery Avenue has an outrigger exactly the same as the applicants existing (attached to each other), which is proposed to be demolished to make way for the extension. Possible concerns regarding the overbearing affect the extension will have on the neighbouring (10) property but due to the existing single storey outrigger and the first floor window being 2.5 metres from the proposed extension I do no believe this will cause an adverse affect upon the property.

The application also proposes the installation of two uPVC roof lights on the rear elevation and replacement uPVC casement windows on the front and rear elevation.

Onchan District Commissioners have considered the application and have recommended approval. We have received no private representations for this application.

The rear extension would seem to be acceptable in this location as it will not cause an overbearing impact on the neighbouring properties nor will the extension cause an unacceptable loss of light. The installation of the new windows and roof lights are also acceptable. Therefore my recommendation is for an approval.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 31.10.2005

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 submitted documents, as shown in drawings 01, 02, 03, 04, 05 and 06 all received on 19th September 2005.

C 3. Obscure glazing (Grade 5) shall be installed in the North elevation of the bathroom first floor window and shall be kept and maintained thereafter.

I confirm that this decision accords with Government Circular No 57/01 (Delegation of Functions to Director of Planning and Building Control).

Decision Made : Approval by delegation Date: 11/12/05 Signed: M. I. McCauley Director of Planning and Building Control