**Document:** Officer Planning Report **Application:** 08/02017/B — Erection of extension to rear elevation **Decision:** Permitted **Decision Date:** 2009-03-11 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/62488-michael-fairhaven-23-cannan-avenue-extension/documents/1371752 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents the curtilage of the detached single storey property Fairhaven, 23 Cannan Avenue, Kirk Michael. The property is located at the northern corner of the estate adjacent to Clovelly to the east and Karbou to the west. #### The Proposal This application seeks approval for the erection of a single storey extension to the rear elevation to provide additional living accommodation. The application originally proposed a window to serve the lounge to be installed on the western elevation. It was considered that this would result in unacceptable overlooking onto Karbou. Subsequently, a revised scheme was submitted and re-advertised which proposes the omission of the window and the installation of two roof lights. #### Planning Status The application site is located within an area identified as being Residential use by the Kirk Michael Local Plan. Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant: General Ploicy 2, which 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." Also relevant is 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." ### Planning History There have been no previous planning applications relating to this property. ### Representations The Department of transport Highways Division does not oppose this application. Kirk Michael Commissioners did not object to the originally submitted scheme but have requested that the consideration of the revised application be deferred. However, given that the changes to the application are minor and represent an improvement, it is considered reasonable to determine the application immediately to prevent unnecessary delays for the applicant. The Department of Transport Drainage Division has commented on this application in relation to Building Control issues. There have been no privately written representations received in relation to this application. ### Assessment The main issues to be considered in the assessment of this application are the impact of the proposed extension upon the existing property, neighbouring properties and the surrounding area in general. The extension, being to the rear of the property, would not be readily visible from the public thoroughfare and as such would have little impact as viewed from Cannan Avenue. The extension, which would be formed of two projecting gables, is considered to be an acceptable design which would respect the proportions and form of the existing building. It is judged that the revised scheme which omits the previously proposed side window in favour of two roof lights is considered to represent an improvement in that overlooking onto the adjacent property Karbou would be reduced to an acceptable level. It is concluded that the proposed extension would not adversely affect public amenity and would protect the amenity of neighbouring residents. As such it is recommended that this application be approved. ### Recommendation Permit ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: - The Department of transport Highways Division - Kirk Michael Commissioners - The Department of Transport Drainage Division ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 06.03.2009 ### 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. ## **C 2.** This approval relates to the erection of an extension to the rear elevation of 23 Cannan Avenue, Kirk Michael as shown by the plans and information 08/0461/01 and 08/0461/03 received 28th October 2008 and 08/0461/02 REV A received 3rd February 2009. 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 Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date : 6/3/09 Signed : D. B. A. 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/62488-michael-fairhaven-23-cannan-avenue-extension/documents/1371752*