Officer Planning Report
Planning Report And Recommendations {{table:133164}} {{table:133165}} {{table:133166}} ### Considerations ### Written Representations ### Consultations
Officer's Report
THE SITE
The site represents the curtilage of a semi-detached house which sits on the eastern side of the new estate of houses located on the southern side of Moaney Road (B37).
PLANNING STATUS AND RELEVANT POLICIES
The site is designated as Proposed Residential on the Isle of Man Planning Scheme (Development Plan) Order 1982.
Planning History
The estate was approved under PA 98/1324, PA 98/2263, 99/0590 and 03/0515.
The Proposal
Proposed is the extension of the property by the replacement of the existing attached garage with a larger garage, fourth bedroom behind, kitchen and family room on the rear elevation. Once extended there will still be 2m between the dwelling and the boundary. The kitchen and family room extension will come within 0.8m of the boundary with the adjoining property and will extend 7.35m.
Representations
The Manx Electricity Authority recommends consultation with them regarding the overhead lines/underground cables which are present in the area of the site.
Fire Prevention Officer recommends the installation of domestic smoke detection.
Assessment
The adjacent property has permission for alterations although largely on the northern side. On the rear there is to be a conservatory which will project 2.9m with obscure glass facing towards this application property. The new kitchen extension will project beyond this by almost 5m at a height of 2.5 to the top of the eaves. Whilst this is only 0.5m higher than a wall which may be erected under the Town and Country Planning (Permitted Development) Order 2005, I feel this, together with the ridge of a further 1.4m will adversely affect the outlook and light available to number 11 and is unacceptable for this reason. the rest of the application - the extensions at the side and southern side of the site are not objectionable.
The garage and bedroom extensions will not affect the adjacent property due to the distance between the properties. The rear kitchen extension however, will extend some considerable distance in very close proximity to the boundary and to the south of the adjoining property.
Party Status
The Manx Electricity Authority and Fire Prevention Officer are or represent statutory authorities and as such should be afforded party status in this case.
Recommendation
Recommended Decision: Refused
Date of Recommendation: 15.05.2006
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
R 1.
Whilst the replacement of the garage and the bedroom extension are not objectionable and have no adverse impact on the amenities of the neighbouring property, the kitchen and dining room extension would project over 7m within 1m of the boundary with the adjoining property, thus adversely affecting the light to and outlook from number 11, Ballanoa Meadow.
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 : Refused Date : 23/5/04
Signed : M. I. McCauley Director of Planning and Building Control
