**Document:** Planning Officer Report **Application:** 11/01297/B — Alterations and extension to dwelling **Decision:** Permitted **Decision Date:** 2011-10-27 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1616-rushen-wystryn-extension-dwelling/documents/1165655 --- # Planning Officer Report ### Officer's Report [Table omitted in markdown export] #### The Application Site The application forms the curtilage of Wystryn, Bay View Road, Port Erin which is a traditional two storey semi-detached property which is located on the northern side of the Bay View Road and north of Lhag Mooar cul-de-sac. #### Proposal The application seeks approval for the alterations and extension to dwelling. The proposal involves a single 'L' shaped extension which wraps around the north-western corner of the dwelling. The side aspect of the proposal would have a width of 2.3 metres and a depth of 4.4 metres. The rear part of the proposal which adjoins the side aspect would have a rear depth of 3.3 metres and a width of 7 metres. #### Department Policies The application site is within an area recognised as being an area of "Residential Use", under the Port Erin Local Plan Order 1990 and the Modified Draft Area Plan for the South. The site is not within a Conservation Area, nor is it proposed to be within a Conservation Area under the Modified Draft Area Plan. - Isle of Man Development Plan Order 1982 - Isle of Man Strategic Plan 20th June 2007 - Modified Draft Area Plan for the South Due to the site being within a predominantly residential area and due to the proposed usage the following policies are relevant in the determination of the application:- #### "General Policy 2: 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 spaces 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 unacceptable 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." ### Planning History There are two previous planning applications, however neither are considered relevant in the assessment and determination of this application. ### Representations Port Erin Commissioners:- "Defer" Highways Division:- "Do not oppose has no adverse traffic management, parking or road safety implications." ### Assessment There are two issues to consider; firstly what potential impacts would the proposal have upon the neighbouring properties, namely 'Fairways' to the west. Secondary, what impact would the proposals have upon the visual amenities of the street scene. The main issues to consider when determining the potential impact upon neighbouring residential amenities are the potential for loss of light, overlooking resulting in a loss of privacy and/or having an overbearing impact upon the outlook. 'Fairways' is located to the east of the application site and would be 3.5 metres from the proposed extension. The property is a modern dwelling which appears to have been constructed after the application dwelling. There is a single gable window (eastern elevation) which looks towards the application dwelling, approximately opposite the existing vestibule. Currently a 1.2 metre high stone (approx) wall runs along the entire western boundary shared by the two properties. However, the western boundary is further reinforced by landscaping (hedgerows and bushes), which starts in line with the existing vestibule to the rear boundary of the site. It is considered the extension given its design, position, height and the existing boundary treatment, would not have a significant impact upon the amenities of the occupants of 'Fairways'. The aspect of the proposal which would be most apparent from public view would be the pitched roof. However, it would follow the same roof pitch and finish as the existing pitch over the vestibule. Consequently, the new roof would appear as a continuation of the roof over the existing vestibule and therefore in keeping with the property and not having a significant impact upon the visual amenities of the street scene. ### Recommendation Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: #### Port Erin Commissioners The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 21.10.2011 ### 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. This approval relates to the alterations and extension to dwelling as proposed in the submitted documents and drawings 1237-01, 1237-02, 1237-03 and 1237-04 all received on 19th September 2011. C 3. The external finishes of the extension must match those of the existing building in all respects. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager. **Decision Made :** Permitted **Date :** 25/10/11 Signed: [Signature] OR Signed: [Signature] 21 October 2011 Michael Gallagher Director of Planning and Building Control Jennifer Chance Michael Gallagher Director of Planning and Building Control Jennifer Chance Development Control Manager 21 October 2011 Development Control Manager 21 October 2011 --- *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/1616-rushen-wystryn-extension-dwelling/documents/1165655*