Officer Planning Report Recommendation
Planning Report And Recommendations {{table:284273}} ### Considerations {{table:284269}} ### Written Representations ### Consultations {{table:284270}} {{table:284271}} {{table:284272}} The application states that the surface water from the proposed development is to be discharged to the "existing drainage". If this "existing drainage" discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.
Officer's Report
Description Of Application Site
- The application site is a two storey detached property situated on the northern side of Shore Road
- The site is situated within a predominantly residential area.
- To the north of the application site is the property of 5 Broogh Wyllin.
- To the south of the site is the public highway of Shore Road.
- To the west of the application site is the property of No. 4 Broogh Wyllin, Shore Road.
- To the east of the application site is the property of No. 2 Broogh Wyllin, Shore Road.
Proposal
- The proposal is to erect a conservatory to the rear of the property
- The extension will project 3.1m to the rear of the property and will be 6m in width.
- The height of the garage roof will be 2.9m to the ridge.
- The conservatory will be white uPVC
Relevant Planning History
Development Plan Policies
- Isle of Man Planning Scheme (Kirk Michael Local Plan) 1994
- Isle of Man Strategic Plan (Modified Draft) 2004; GP2, Para 8.12.1, TP4
Statutory Consultation Responses
- Drainage, DoT – No objection subject to conditions
- Michael Commissioners – No objection
Public Responses
- Press notice were posted on 13/12/05
- No representations have been received.
Issues
- In terms of the impact of the proposal No. 2 Broogh Wyllin, the application site is set to the west of the neighbouring property. The nearest habitable window is approximately 2m from the boundary of the application site. The extension is set on the northern side of the property. There are windows on side elevation of the extension, which face toward the neighbouring property. The extension is set approximately 1.2m off the boundary. I feel due to the approximately of the extension to the boundary the proposal will cause some overlooking. I therefore recommend that a condition requiring the windows on the particular elevation to have obscure glass to prevent any overlooking from occurring.
- In terms of overlooking of No. 4, the proposal is set 3m off the boundary. I feel this will cause any significant harm to the residential amenity in terms of overlooking.
- Due to the orientation of the application site and the siting of the extension on the north facing elevation of the property in relation to the neighbouring properties of No. 2 and No.4 Broogh Wyllin I consider any impact from overshadowing to be significantly reduced.
- In respect of the impact on the streetscene, the proposal is set to the rear and will not be visible from I consider the design of the extension would not adversely affect the visual amenities of the street scene.
Conclusion
I therefore recommend that permission be granted subject to conditions in the attached schedule.
Recommendation
Recommended Decision: Permitted
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 permission relates to the erection of a conservatory as shown in drawing number 5 date stamped 13.12.05 and drawing number 6 received on 2.3.06
C 3. The windows to be formed in the northeast facing elevation of the extension shall only be glazed with obscure glass.
C4 : SC007 Surface water
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: 1/3/06
Signed: M. I. McCauley Director of Planning and Building Control
