**Document:** Officer Planning Report **Application:** 09/00161/B — Installation of replacement windows and erection of extension to rear elevation **Decision:** Permitted **Decision Date:** 2009-03-16 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/62479-braddan-13-falkland-replacement-extension/documents/1371674 --- # Officer Planning Report **Application No.:** ** 09/00161/B ** **Applicant:** ** Mr Andrew & Mrs Tracey Taggart ** **Proposal:** ** Installation of replacement windows and erection of extension to rear elevation ** **Site Address:** ** - 13 Falkland Drive - Onchan - Isle Of Man - IM3 1EF ### Considerations **Case Officer:** Mr Chris Balmer ** **Photo Taken:** ** 09/03/09 ** **Site Visit:** ** 09/03/09 ** **Expected Decision Level:** ** Acting Senior Planning Officer ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** **Consultee:** Onchan Commissioners **Notes:** Approved. **Consultee:** Drainage Division **Notes:** No objection subject to the following condition:- ### Officer's Report #### Site The site represents the residential curtilage of 13 Falkland Drive, Onchan. The property is part of a row of two storey terraced properties, which is located on the western side of Falkland Drive and east of Royal Avenue. #### Land Use Zoning / Policy The property has been zoned under The Onchan Local Plan Order 2000 as being within an area of "predominately residential"; the site is neither within a Conservation Area nor within an area of High Landscape Value or Costal Value and Scenic Significance. - Onchan Local Plan Order 2000 - Isle of Man Strategic Plan 2007 #### Planning History There are no previous planning applications which are considered relevant in the assessment and determination of this application. 11 March 2009 09/00161/B Page 1 of 4 PROPOSAL The proposal seeks approval for the installation of replacement windows and erection of extension to rear elevation. The existing aluminium framed are to be replaced like for like with white uPVC windows. The rear extension will replace and existing rear utility room and outhouse. The proposal would have a rear projection of 3.8 metres, a width of 4.8 metres and a maximum height of 3.8 metres. ## Representations Onchan Commissioners:- Approved. The Drainage Services Manager makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. The Authority has received no privately written representations objecting to the application. ### Assessment / Recommendation Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration 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. ### 0/Res/P/21 Extensions and alterations to existing residential properties will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property. Regarding the window alterations it is considered the proposal would improve the visual appearance of the property and therefore it is considered the proposals unobjectionable. Initially, there was concern of the proposal upon the neighbouring properties 11 and 15 Falkland Drive. However, after visiting the site and studying the plans, it is considered the slight increase in height of the extension over the existing rear outlets, which consequently results in an increase in massing, would not have an adverse impact upon the residential amenities of the neighbouring properties, either through loss of light and/or an overbearing impact. Nr 11 is located south of the application site and whilst the neighbouring property has benefited from a rear conservatory, it is not considered any loss of light would occur given the suns orientation. Regarding the impact upon Nr 15, the proposal would result in no significant loss of light given the proposal is single storey in height and due to the distance the proposal would be from the rear/side windows of the neighbouring properties. **RECOMMENDATION** It is considered that the proposals would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007) and the Onchan Local Plan Order 2000, for the reasons set out in this report, accordingly, it is recommended that the application be approved. ## **PARTY STATUS** It is considered that the following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Onchan Parish Commissioners - Department of Transport Highways Division - Department of Transport Drainage Division **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 11.03.2009 **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. 11 March 2009 09/00161/B Page 3 of 4 C 2. This approval relates to the installation of replacement windows and erection of extension to rear elevation as proposed in the submitted documents and drawings DRWG 01, DRWG 02 and DRWG 03 all received on 4th February 2009. C 3. The external finishes of the extension must match those of the existing building in all respects. N 1. There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999. It should be noted that it is an offence under Manx legislation to permit the discharge of pollution or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation. I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings. Decision Made : Permitted Date : 12 / 3 / 09 Signed : Acting 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/62479-braddan-13-falkland-replacement-extension/documents/1371674*