Officer Planning Report
Planning Report And Recommendations {{table:523402}} ### Considerations {{table:523400}} ### Written Representations ### Consultations {{table:523401}}
Officer's Report
Site
The site represents the residential curtilage of 22 Howstrake Drive, Onchan, which is a single storey detached property, located on a corner plot within Howstrake Drive.
Land Use Zoning / Planning Policy
The property has been zoned under The Onchan Local Plan Order 2000 as being within an area of "predominately residential"; the site is neither within a Conservation Area nor within an area of High Landscape Value or Costal Value and Scenic Significance.
- Onchan Local Plan Order 2000
- Isle of Man Strategic Plan 2007
Planning History
There are no previous planning applications which are considered relevant in the assessment and determination of this application
Proposal
The application seeks approval for the erection of extension. The hipped roofed extension would have a projection from the eastern elevation of 2.7 metres and a width of 5.7 metres, forming a dressing room and an en-suite.
Representations
Onchan Commissioners have refused the application on the following ground:- The proposed extension is forward to the building line to this corner plot. Highways Division:- Do not oppose The Chief Fire Officer request that an informative note be attached to any approval decision notice. We have received no privately written representations objecting to the application.
Assessment / recommendation
The proposal is a modest sized extension which will have no adverse impact upon the residential amenity of the neighbouring properties, either through loss of light, an overbearing impact and/or overlooking, resulting in a loss of privacy.
The Commissioners have concern that the proposed extension would be forward of the building line. Whilst this is correct, it is not considered the proposal would have a significant adverse impact upon the visual appearance of the street scene, due to its modest size/height, in keeping with the existing dwelling and surrounding properties, the existing boundary treatment would act a partial nature screen (approximately 1.8 metres high hedgerow), and as there would still be an adequate gap between the public highway and the extension, therefore retaining an openness to the street scene.
For this reason the proposal would be appropriate in this location and therefore it is recommended that the application be approval.
Party Status
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Onchan Commissioners Highways Division
It is consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Chief Fire Officer
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 07.04.2008 7 April 2008 08/00259/B
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
N : Notes attached to conditions R : Reasons for refusal 0 : 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 extension as proposed in the submitted documents and drawings PD-001, PD-002, PD-003, PD-004, PD-005, PD-006, PD-007 and PD-008, all received on 12th February 2008.
C 3. The external finishes of the extension must match those of the existing building in all respects. N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
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
