**Document:** Officer Planning Report **Application:** 09/00567/B — Extension to rear elevation **Decision:** Permitted **Decision Date:** 2009-06-19 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/62537-kirk-michael-tamarisk-extension/documents/1372362 --- # 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 an existing property at "Tamarisk" which is a two storey detached property with a large rear garden. The property is located a long Main Road in Kirk Michael, is bordered by "Borodaill" to the north, "Brynwood" to the south and faces east onto the playing fields of Michael Primary School. #### The Proposal The planning application seeks approval for the erection of a single storey rear extension to enlarge an existing bedroom. The proposed extension would measure 4000mm x 3900mm at a height of 4750mm to the ridge line, with matching roof tiles and white uPVC French doors and windows. #### Planning Status The application site is within an area of "Predominantly Residential Use" under the Kirk Michael Local Plan, which was adopted by Tynwald in 1994. The Isle of Man Strategic Plan 2007 contains a policy which is 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; - (I) 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." Paragraph 8.12.1 - Extensions to Dwellings in built up areas or sites designated for residential use, is also considered relevant to this application; "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 The following previous planning applications should be considered in the assessment and determination of this application: PA 00/01679/B - Creation of new vehicular access - Permitted PA 04/00617/R - a) Retrospective application for the erection of a sun lounge to replace conservatory, repairs to existing and installation of an additional roof dormer - Permitted PA 04/00617/PART- b) Retrospective application for the rebuilding of front wall - Approved at Appeal PA 06/00924/B - Extension of existing storm porch - Permitted ### Representations The Department of Transport Highways Division do not oppose the development. Michael Commissioners has no objection with the proposal. The Department of Transport Drainage Division has no objection in principle subject that there must be no discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s). The application states that the surface water from the proposed development is to be discharged to the "existing drainage". If this "existing drainage" discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided. **ASSESSMENT** Given the nature of the proposed development it is therefore appropriate to assess the impact of the proposal upon the existing property, the neighbouring properties and the surrounding area in general. The proposed rear extension would respect the site and surroundings in terms of the scale, form, and design. The proposal is appropriately scaled to fit comfortably within the rear elevation and together with matching finishes; it is considered that the proposal would be a modest addition without adversely affecting the character of the existing dwelling. Due to the large backyard, the siting of the extension (towards the centre of the rear elevation) and the separation between the two neighbouring properties ("Borodaill" and "Brynwood"), this would prevent any undue overbearing or loss of light upon existing residential amenity. It is judged that there would be no unacceptable overlooking arising from the proposed dwelling due to the boundary treatment and distance which separations the properties. The extension would be in-keeping with the existing property and would not create a dominant feature within the street scene. The 600mm which would extend over the existing ridge line would have a limited impact on the street scene as the property and extension would be a reasonable distance from the main thoroughfare. **RECOMMENDATION** For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. **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 - Michael Commissioners - The Department of Transport Drainage Division **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 15.06.2009 **Conditions and Notes for Approval / Reasons and Notes for Refusal** 15 June 2009 09/00567/B ## C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : 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 submitted Location Plan and Construction Detail (including plans) which were received on 26th March, 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 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Decision Made : Permitted Date : Signed : \&. June 2009 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/62537-kirk-michael-tamarisk-extension/documents/1372362*