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This is a revised application following a refusal of an earlier application. The earlier application was referred to Council of Minister's as the property was owned by the Department of Local Government and the Environment. Since, the determination of the previous application by the Council of Minister's the property has now been transferred to the Manx Housing Trust and therefore, the Department does not have any interest in the property. This application can be dealt with by the Planning Authority.
The previous application was considered to be unacceptable because the scale of the rear extension would be overdevelopment of the site, leading to an unacceptable degree of overlooking and loss of privacy for the occupants of 37 Allan Street, and an overhang of the neighbouring rear yard by the eaves and gutter of the proposed extension.
This application is not proposing to extend the existing rear outrigger and will not be inserting a window into the side elevation of the existing outrigger facing towards No.37 Allan Street. I consider
the proposed works will not impact on the occupants of No. 37 Allan Street and will overcome the concerns about the previous application.
In respect of the impact on the visual amenities of Park Street, the existing outrigger and external staircase are generally poor in appearance when viewed from Park Street. The proposed works on the Park Street elevation will be improve the overall appearance of the building within the streetscene.
The removal of the rear chimney will not adversely affect the visual amenities of the locality, as the chimney on the side elevation will remain which will retain some character of the property within the street scene.
The existing windows are not the original windows. The site is not within a Conservation Area and nor is it a Registered Building. There are other properties within the street which have uPVC windows. The application is proposing to replace the existing windows with a similar style of window as those already installed in the building. This part of the proposal will have a neutral affect on the visual amenities of the street scene.
The rooflights to be installed are relatively modest in size and will not adversely affect the visual amenities of the locality.
I therefore recommend that planning permission be granted subject to conditions.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Whilst the Isle of Man Fire and Rescue Service represents a statutory authority, the points raised in correspondence relate to Building Control matters and not planning and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 11.03.2008
N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2.
This permission relates to alterations, removal of a chimney, installation of velux windows and erection of a porch to side elevation as shown in drawing numbers 01, 02, 03 Rev A, and 04 Rev A date stamped 14th January 2008.
No facing and roofing materials shall be used other than materials similar to those used on the existing building.
The applicant is advised to consult the Fire Safety Department as the premises falls within the scope of the Fire Precautions (Flats) Regulations 1996.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made: Permitted Date: ............................................... Signed: ...............................................
Mrs F Mullen Senior Planning Officer
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