**Document:** DEC Officer Report **Application:** 19/01081/B — Alterations and erection of single storey extension to front of dwelling **Decision:** Permitted **Decision Date:** 2019-12-09 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/29472-kirk-michael-fairhaven-extension-dwelling/documents/1045811 --- # DEC Officer Report **Application No.:** 19/01081/B **Applicant:** Mr & Mrs Michael Perks **Proposal:** Alterations and erection of single storey extension to front of dwelling **Site Address:** Fairhaven 23 Cannan Avenue Kirk Michael Isle Of Man IM6 1HF **Planning Officer:** Miss Lucy Kinrade **Photo Taken:** 13.11.2019 **Site Visit:** 13.11.2019 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 04.12.2019 _________________________________________________________________ ## Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. ### Plans/Drawings/Information; This approval relates to drawing numbers SM19/503/1 and SM19/503/2 both date stamped and received 26/09/2019. _______________________________________________________________ ### Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report APPLICATION SITE 1.1 The site is the residential curtilage of existing detached property 'Fairhaven', 23 Cannan Avenue, Kirk Michael. The existing single storey dwelling is located at the northern corner of the estate with a driveway and off road parking to the front of the dwelling. - 1.2 The corner arrangement here results in the immediate two neighbours to the west 'Karibou' and 'Grovelands' being set back slightly from the estate road and positioned behind or further from the nearest side elevation of the application dwelling and with driveway and parking for each positioned between them. ## THE PROPOSAL 2.1 This application seeks approval for the erection of a single storey extension to the front elevation of the main house to provide additional living accommodation and a front porch. The extension is to sit on the western side of the front elevation infilling an area between the boundary and the projecting gable on the eastern side. - 2.2 The main body of the extension is to be around 6.5m long and 4m wide and is to be finished with a pitched roof creating a second gable to the front elevation. The proposed porch is to sit in the corner junction between the two gables with the front door positioned on the east facing side elevation. PLANNING HISTORY 3.1 There's only been one previous application submitted for the site: PA 08/02017/B for the erection of a rear extension - approved. PLANNING POLICY - 4.1 The application site is within an area designated as predominantly residential on the 1982 Development Plan and Kirk Michael Local Plan, as such General Policy 2 is considered most relevant in the assessment of the application. 4.2 General Policy 2 (in part): "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways." REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 Kirk Michael Commissioners - deferral requested on 22/10/2019 and no objection dated 25/11/2019. 5.2 DOI Highway Services - do not oppose (16/10/2019). ASSESSMENT 6.1 The main issues to consider here are the visual and highway impacts of the proposed extension on the existing dwelling and surrounding area and the impact on neighbouring amenity. 6.2 Often there can be an established line of development throughout the fronts of properties which can limit the scope for forward projecting extensions, however the line of development along here has become distorted due to the clustered and stepped arrangement of the dwellings around the corner. This allows a flexibility and acceptability for the proposed forward extension here. 6.3 Visually the proposed extension is of a design, style and general massing that is in keeping and respects the overall form, proportions, character and appearance of the existing dwelling and is not expected to result in any adverse visual impacts on the wider residential character of the estate. - 6.4 The extension is not expected to result in any overbearing or dominating impacts on the amenity or living conditions of the neighbours due to the reasonable size and mass of the proposal coupled with the distance between the nearest elevations and their driveway parking areas running in-between. - 6.5 One of the main concerns for the application was the limited information provided for the existing driveway and the potential loss of off road parking as a result of the proposal. During the site visit it was evident that there was sufficient space for the parking of three vehicles off the road (two of which in tandem). The erection of the extension may result in the loss of or reduction in size of one space, but two spaces would still remain, sufficient to meet the two space parking standard of Appendix 7 of the Strategic Plan. ## CONCLUSION 7.1 The application is considered to meet the tests of GP2. The proposed extension is considered to have an acceptable visual impact and is not expected to adversely affect public or neighbouring amenity, as such is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material - (d) Highway Services Division of Department of Infrastructure and - (e) The local authority in whose district the land the subject of the application is situated. 8.2 The Planning Committee must determine: - o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and - o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date : 05.12.2019 Determining officer Signed : S BUTLER Stephen Butler Head of Development Management ## Customer note ## This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/29472-kirk-michael-fairhaven-extension-dwelling/documents/1045811*