Planning Officer Report Recommendations

Planning Report And Recommendations {{table:153407}} {{table:153408}} {{table:153409}} ### Considerations ### Written Representations ### Consultations

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the curtilage of a two-storey semi-detached dwelling that is located on Alberta Drive in Onchan. The proposed development comprises of the erection of a single storey extension onto the rear elevation of the dwelling.

Planning History

The application site has been the subject of two previous planning applications that could potentially be considered material to the assessment of this current planning application.

Planning application 00/01869/B sought approval for the conversion of attic to additional living accommodation, to include dormer windows to the rear. This previous planning application was initially considered and approved on the 16th February 2001, with the initial approval decision notice issued on the 26th February 2001.

Planning application 05/01882/B sought approval for the alteration and extension of the dwelling to provide additional living accommodation to the rear and a garage to the side. This previous planning application was initially considered and approved on the 11th November 2005, with the initial approval decision notice issued on the 22nd November 2005.

Representations

Onchan District Commissioners recommend that the planning application be approved subject to the use of obscured glazing.

Planning Policy

The application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states:

"Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."

Assessment

In general terms it is considered that the proposed extension is in keeping with the dwelling. Having said that, whilst the level of projection of the extension is considered acceptable it is apparent from a site visit that the dividing boundary between the two properties, which presently comprises of fencing and natural screening, is inadequate to prevent undue overlooking and consequential loss of privacy. However, this can be appropriately dealt with the use of obscured glazing within the elevation that faces onto the boundary. Overall the proposal does not adversely affect public or private amenity and is therefore in accordance with policy O/RES/P/21 of the Onchan Local Plan.

It is recommended that the planning application be approved.

Party Status

It is considered that all parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status.

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: 13.07

Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	29.01.2007
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
O : 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 drawing no. 0621/PL01 date stamped the 11th December 2006.
C 3.
The glass in elevation of the conservatory that faces onto the boundary of the application site with 14 Alberta Drive must be glazed and maintained thereafter using frosted glass. The level of obscuration used must be no less than level 5 as detailed on the Pilkington’s textured glass range or equivalent.