**Document:** Planning Officer Report **Application:** 12/00382/B — Erection of an extension to rear elevation (retrospective) and installation of a dormer window to dwelling **Decision:** Permitted **Decision Date:** 2012-04-23 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2517-rushen-clerehithe-extension-dwelling/documents/1268423 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report ### 1.0 The Application Site 1.1 The application forms the residential curtilage of Clerehithe, Ballafurt Road, Port Erin, which is part of a row of three, two storey terraced properties (end terrace), located to the south-eastern side of Ballafurt Road. 1.2 A real lane runs along the rear boundary of the site, which also serves all the terraced properties along Ballafurt Road. The lane provides vehicle access to some of the properties. ### 2.0 Proposal 2.1 The application seeks approval for the erection of an extension to rear elevation (retrospective) and installation of a dormer window to dwelling. 2.2 The proposal flat roofed single storey extension (externally substantially complete) would have a rear projection of 3.3 metres, a maximum width of 4.8 metres and a height of 2.6 metres. 2.3 The proposed modest dormer window to the front elevation would be triangular in shape, matching those of neighbouring properties Glen Shoggill and Corlea. ### 3.0 Planning Policy 3.1 The application site is within an area of 'residential use', under the Port Erin Local Plan Order 1990. The site is neither within a Conservation Area nor within an area of High Landscape or Coastal Value and Scenic Significance. 3.2 It should also be noted that under the Modified Draft Area Plan for the South the application site is again within an area of 'residential use'. The site is not proposed to be within a proposed Conservation Area. 3.3 Due to the zoning of the site and the proposed works the following policy 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." ### 4.0 Planning History 4.1 The following previous planning applications which are considered relevant in the assessment and determination of this application: 4.2 Amendments to PA 04/01563, erection of two storey extension to south elevation and a single storey extension to east elevation - 04/02317/B - PERMITTED 4.3 Erection of two storey extension to rear elevation - 04/01563/B - PERMITTED ### 5.0 Representations 5.1 Highways Division and Port Erin Commissioners have approved the application. ### 6.0 Assessment 6.1 The main issues with the proposal is whether the scheme would have an acceptable impact upon the visual amenities of the street scene and whether the proposal would adversely affect the amenities of the neighbouring residents, namely 'Glen Shoggill' and 'Ellimore'. 6.2 In terms of the visual appearance, the proposal from the Ballafurt Road is completely screened given the proposal is to the rear of the property. From the entrance of the rear lane (accessed onto St Georges Court) again the proposal would be well screened given neighbouring buildings and landscaping screening views of the extension. 6.3 The proposal will be apparent from the rear lane and given its flat roof design is perhaps not the ideal roof design. However, a number of flat roofed extensions (single and two storeys) have been erected to a number of nearby properties, and therefore the proposal would not appear out of place within the existing street scene when viewed from the rear lane. 6.4 In terms of the impact upon neighbouring amenities, the first property potentially impacted by the development would be 'Glen Shoggill' which is the property to the northeast of the site. The proposal would be set more than 2 metres away from the stone boundary wall (1.5 metres high) which is shared with the two properties. It should be noted that the ground level between the two sites differs; the application site is approximately 0.3 metres lower. 6.5 Due to the proposed modest height, and distance from the boundary shared with ‘Glen Shoggill’ and the existing boundary wall, it is considered the proposal would not have a significant impact through loss of light and/or overbearing impact to warrant a refusal. 6.6 There is a proposed utility room window which would direct look towards the shared boundary. However, given this is not a primary habitable room (i.e. living room/kitchen), the height of the boundary wall together with the ground level differences and as there are no direct views into the neighbouring property; it is considered the proposal from this respect would not give rise to a significant amount of overlooking. 6.7 The second property potentially affected by the proposal would be ‘Ellimore’ which is to the southeast of the site. The neighbouring property has benefited in the past from a rear extension to the original property which links to a rear double garage, all of which run along the boundary shared with the application site. There is a single window within the northeast elevation of the neighbouring property which faces the site and this is obscure glazed. Consequently, it is considered the proposal would have no significant impact upon the amenities of the occupants of the neighbouring property. ### 7.0 Recommendation 7.1 Overall, it is considered the proposal would comply with the relevant policy of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. ### 8.0 Party Status 8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status: Port Erin Commissioners 8.2 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: 16.04.2012 ### 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 erection of an extension to rear elevation (retrospective) and installation of a dormer window to dwelling as proposed in the submitted documents and drawings 2012-03-00, 2012-03-01, 2012-03-02 and 2012-03-03 all received on 12th March 2012. ### 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/ Senior Planning Officer. **Decision Made**: Permitted **Date**: 18/4/12 #### Determining officer (delete as appropriate) **Signed**: Anthony Holmes Senior Planning Officer **Signed**: Sarah Corlett Senior Planning Officer **Signed**: Michael Gallagher Director of Planning and Building Control **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/2517-rushen-clerehithe-extension-dwelling/documents/1268423*