**Document:** DEC Officers Report **Application:** 14/00087/B — Erection of sun room extension to rear elevation (amendment to PA 13/91282/B) **Decision:** Permitted **Decision Date:** 2014-03-03 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/34247-rushen-25-erin-way-extension/documents/1087766 --- # DEC Officers Report Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: 06.02.2014 Expected Decision Level: Officer Delegation ## Officer's Report 1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of No. 25 Erin Way, a two storey detached dwelling located on the south eastern side of Erin Way in Port Erin. 1.2 Erin Way is characterised of similar properties with the application property being one of the largest in the street. 2.0 THE PROPOSAL 2.1 The planning application seeks approval for the erection of rear extension, comprising amendments to a previously approved rear extension under PA 13/91282/B. 2.2 Proposed under this scheme is the erection of a rear extension with a pitched roof. PA 13/91282/B proposed a hipped roof rear extension. The proposed extension would project 4.5 metres from the rear elevation of the main dwelling and would have a width of 5.5 metres. The proposed extension would have a ridge height of just less than 3.7 metres; eaves height of 2.5 metres. 2.3 The extension would be finished in facing brick to match the main house. There would be no windows or doors in the south west elevation, there would however be three windows in the rear elevation of the proposed rear extension and patio doors and a single window in the north east elevation. 3.0 PLANNING HISTORY 3.1 Since the erection of the dwelling, planning permission was granted for the erection of sun room extension to the rear elevation in 2013 under PA 13/918282/B. Prior to this, planning permission was granted for the erection of an extension to rear and first floor extension over garage to provide additional living accommodation in 2007 under PA 07/00162. 4.0 PLANNING POLICY 3.1 In terms of local plan policy, the application lies within an area zoned as residential [Table omitted in markdown export] under the Area Plan for the South 2013. 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application: ### General Policy 2 states: "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: a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; 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 adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption." ### Paragraph 8.12.1 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." ### 5.0 Representations 5.1 Port Erin Commissioners have no objection to the current planning application. ### 6.0 Assessment 6.1 The key issue to consider in the assessment of this current planning application is the impact of the proposed amendment on the residential amenity of No. 27 Erin Way and Nos. 5 and 7 Erin Lane. 6.2 The extension would be erected 1m from the boundary with No.27 Erin Way; 2 metres from the dwelling and 5 metres from the conservatory of No. 27 Erin Way. The existing neighbouring conservatory projects approximately 3.5 metres from the rear elevation of the neighbouring property. 6.3 Although there would be a slight increase in height and minor increase in overall development, it is considered that due to the orientation of the properties, and the fact that there would be no windows or doors in the elevation facing the neighbouring property, that there will be no adverse impact on light, outlook or privacy of No. 27 Erin Way. It is also relevant to note that an extension could be built without planning permission for at least the projection of the proposed annex and in the same position and of the same height under the provisions set out in the Town and Country Planning (Permitted Development) Order 2012. 6.4 It is also unlikely that there will be an adverse impact on the residential amenity of No. 5 and 7 Erin Lane, due to the distance from the proposed extension to these properties, and again, it is relevant to state that a similar structure could be erected without planning permission under the provisions of the Town and Country Planning (Permitted Development) Order 2012 albeit for a slightly smaller area. ### 7.0 Recommendation 7.1 Overall it is concluded that the proposed extension accords to the provisions set out in General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007. 7.2 For the reasons set out above the planning application is recommended for approval. ### 8.0 Party Status 8.1 The local authority, Port Erin Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4)(e), considered "interested persons" and as such should be afforded party status. 8.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4)(d). ### Recommendation Recommended Decision: Permitted Date of Recommendation: 26.02.2014 ### 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 C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans drg. no 361/1/1, 361/1/2, 364/1/3 and 364/1/4 received on 24th January 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 27/2/14 ### Determining officer (delete as appropriate) Signed : _________________________ Chris Balmer Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : _________________________ Sennifer Chance Development Control Manager --- *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/34247-rushen-25-erin-way-extension/documents/1087766*