**Document:** Officer Planning Report Recommendation **Application:** 10/01228/B — Alterations and erection of an extension to rear elevation **Decision:** Permitted **Decision Date:** 2010-09-30 **Parish:** Arbory **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36840-arbory-laureston-level-alteration-extension/documents/1358375 --- # Officer Planning Report Recommendation **Application No.:** ** 10/01228/B ** **Applicant:** ** Meadow Developments Ltd ** **Proposal:** ** Alterations and erection of an extension to rear elevation ** **Site Address:** ** - Laurenton - The Level - Colby - Isle Of Man - IM9 4AG --- ### Considerations **Case Officer:** Miss Laura Davy ** **Photo Taken:** ** 07.09.2010 ** **Site Visit:** ** 07.09.2010 ** **Expected Decision Level:** ** Senior Planning Officer --- ### Written Representations --- ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose has no traffic management, parking or road safety implication. **Consultee:** Rushen Commissioners **Notes:** no objections. **Consultee:** IOM Water & Sewerage Authority (Water) **Notes:** no objection subject to the following conditions. --- ### Officer's Report #### The Site The application site represents the residential curtilage of Laurenton, The Level, Colby. The existing property is a two storey semi detached dwelling which adjoins "Glen Chass". #### The Proposal Proposed are the alterations and the erection of a two storey extension to the rear of the property. The existing outlet to the rear would be demolished and would be replaced with a two storey extension which would be finished with a flat roof. The extension would measure approximately 2.55m x 2.9m on both floors. #### Planning History There are no previous planning applications relating to this site. #### Development Control Policies The application site is within an area zoned as "Predominantly Residential Use" identified on the Arbory and East Rushen Local Plan 1998. It is appropriate to consider the relevant points from General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007). 24 September 2010 10/01228/B Page 1 of 4 CONSULTATIONS Highways Division do not oppose as it has no traffic management, parking or road safety implications. Rushen Commissioners have no objections. Isle of Man Water and Sewerage Authority have no objection subject to conditions. ## Assessment Given the nature of the application it is appropriate to consider the relevant points from General Policy 2, which are: "(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." It is also appropriate to consider Paragraph 8.12.1 of the Strategic Plan, which 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." The proposed development would be to the rear of the property and would not be highly visible from the public thoroughfare. The proposed extension would be partially visible whilst travelling from the North along The Level. The main consideration is the potential impact to the character and appearance of the property, and its impact on the street scene. Another main consideration is the potential impact to the local residents and neighbouring properties. The proposed extension would not have a positive impact on the character and appearance of the property, but given that it would not be highly visible from the public thoroughfare, the main consideration should be the impact to the neighbouring properties. The neighbouring property to the North of the application site "At Last" is at a higher level than that of the application site, it is therefore considered that the proposal would not result in the loss of light to the property or appear dominant and overbearing. The proposed extension would be approximately 2.5 m from the boundary which is shared with the neighbouring property "Glen Chass" and would project approximately 2.55 m toward the rear boundary. It is considered that the proposed development would affect the neighbouring property in terms of visual impact. The extension would be approximately 2.3 m from the shared boundary, there would be no windows in the first floor side elevation, and therefore there would be no impact of overlooking to the neighbouring property as there would only be a window and door at ground floor level on this side elevation. The neighbouring property has an existing single storey extension to the rear, there is an existing wall on the shared boundary which already has an impact to the light. It is considered that given the orientation of the application site, the proposed development would not result in the undue loss of light to the neighbouring property. The extension would be finished with render and dashed finished to match the existing dwelling, it would then be painted white/cream, it is considered that this would enhance the appearance of the property and would be more in keeping with the surrounding area. Although the extension would not enhance the appearance or character of the property, the proposed development would not be highly visible from the public thoroughfare, therefore it is considered that the extension would not be detrimental to the street scene, nor would it be harmful to the local residents and neighbouring properties. On balance, the application is considered to be acceptable and is recommended for approval. ## **PARTY STATUS** The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. 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:** 24.09.2010 --- **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 permission relates to the alterations and erection of an extension to rear elevation shown in drawings 10 0636 01, 10 0636 02 and 10 0636 03 received 19th August 2010. --- ## **C 3.** There must be no discharge of surface water to the main foul sewer. --- 24 September 2010 10/01228/B I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : Signed : Senior Planning Officer --- *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/36840-arbory-laureston-level-alteration-extension/documents/1358375*