**Document:** Planning Officer Report **Application:** 11/01378/B — Erection of conservatory to rear elevation **Decision:** Permitted **Decision Date:** 2011-12-02 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1685-braddan-7-avondale-road-conservatory/documents/1256296 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report ### The Application Site 1. The application site comprises the residential curtilage of a two storey, terraced dwelling located in a predominately residential area close to retail areas on Avondale Road, Onchan. 2. There is access for parking with a driveway at the front of the elevation and a garage at the rear of the elevation. ### The Proposal 3. The proposal comprises the erection of a conservatory to rear elevation. ### Planning History 4. The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. ### Planning Policy 5. In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. There is one policy that is considered specifically material to the assessment of the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan: Policy O/RES/P/21 states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property." 6. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material 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 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." 7. Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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". ### Representations 8. Onchan Commissioners have no objection to the planning proposal. 9. Drainage division have no objection subject to conditions. ### Assessment 10. The planning application seeks approval for the erection of a conservatory to rear elevation to infill a gap between the kitchen and elevation of boundary of neighbouring property. The design of the new conservatory provides additional access routes to the kitchen and lounge of the dwelling. 11. It is considered that the overall level of development contained within the proposal is relatively modest and has no adverse affect on neighbouring properties or the surrounding environment. Given the position of the proposed development at the rear of the property it is not in public view. The proposed conservatory does not offend public or private amenity or the character of the surrounding area. In conjunction with this, the proposal has no affect on highway safety. 12. The proposal is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2007 and Policy O/RES/P/21 of The Onchan Local Plan. 13. The proposal is not considered to affect any other obvious material planning consideration. ### Recommendation 14. It is recommended that the planning application be approved. ### Party Status 15. It is considered that the following parties that made representations to the planning application should be afforded interested party status: Drainage Division. Onchan Commissioners. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 24.11.2011 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 drawing numbers 4925/01, 4925/02, 4925/03 and 4925/04 date stamped 4th October 2011. 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:** 30.11.2011 Signed: Michael Gallagher Director of Planning and Building Control OR Signed: Jennifer 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/1685-braddan-7-avondale-road-conservatory/documents/1256296*