Officer Planning Report Recommendations

Planning Report And Recommendations {{table:284283}} ### Considerations {{table:284281}} ### Written Representations ### Consultations {{table:284282}}

Officer's Report

Site

The application proposes the erection of a conservatory to the side elevation at 60 Laurel Avenue, the property is a detached bungalow which lies at the end of the residential cul de sac of Laurel Avenue on a corner plot in the lower part of Birch Hill.

Proposal

The proposal is for the erection of lean-to a conservatory on the gable end elevation (east) of the dwelling. The extension will have a side projection of 3 metres, a total length of 6 meters and a maximum height of 2.7 metres. The conservatory will leave a minimum gap to the boundary of the site of 3.8 metres and a maximum of 4.8 metres, which consist of a 1.5 metre high hedge which runs along the most of boundary on Laurel Avenue. The conservatory would also leave a 4 metre gap to the boundary shared with the neighbouring property at 62 Laurel Avenue, the boundary treatment comprises of a 2.5 metre high conifer edge which runs along the whole boundary between the neighbours.

Consultations

The Onchan District Commissioners have considered the application and have recommended a refusal on the grounds that; "it is accepted that the proposed conservatory is on the side elevation however as the property is a corner plot it would project beyond the building line".

We have received no privately written representations objecting to the application.

Assessment / Recommendation

The proposal is located in this area of the site due to the dwelling having little space elsewhere within its site; the side garden is certainly the most accommodating for possible development. The Commissioners concerns of the proposal projection beyond the building line is correct although the building line is a very minor line involving only 62 Laurel Avenue, which is not visible due to the 2.5 metre high conifer hedges along the boundary.

The Conservatory is a modest size especially its width (3 m), which would still leave a large amount of garden to the side, the projection forward of the building line is not substantial enough to justify a refusal especially as it is not apparent due to the boundary treatment.

Possible concerns of the extension causing an adverse affect of overlooking into the neighbouring property at 31 Laurel Avenue. The conservatory which has glazing on all three elevations is opposite the dwelling, however the proposal will leave a minimum gap of 16.5 metres and does no have a totally direct view into the neighbours front elevation windows, and therefore overlooking / privacy issues would not seem significant to warrant a refusal.

For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval. I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Onchan District Commissioners

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 20.02.2006

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 and drawing 92353/1 all received on 13th December 2005.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date : 22/2/06

Signed : M. I. McCauley Director of Planning and Building Control