**Document:** Officer Planning Report 08/01734/B **Application:** 08/01734/B — Erection of conservatory **Decision:** Permitted **Decision Date:** 2008-10-20 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86318-braddan-16-auburn-road-conservatory/documents/1532075 --- # Officer Planning Report 08/01734/B **Application No.:** ** 08/01734/B ** **Applicant:** ** Mr & Mrs Collings ** **Proposal:** ** Erection of conservatory ** **Site Address:** ** 16 Auburn Road, Onchan, Isle Of Man, IM3 1LW ### Considerations **Case Officer:** Mr Chris Balmer ** **Photo Taken:** ** 13/10/08 ** **Site Visit:** ** 13/10/08 ** **Expected Decision Level:** ** Delegated Decision Senior DC Officer ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** **Consultee:** Onchan Commissioners **Notes:** Approved **Consultee:** Drainage Division **Notes:** No Objection subject to conditions ### Officer's Report #### Site The site represents the curtilage of 16 Auburn Road, Onchan, which is part of a pair of two-storey semi-detached properties (end terrace) located on the southern side of Auburn Road and west of Royal Avenue. #### Land Use Zoning / Planning 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. ## Proposal The application seeks approval for the erection of a rear conservatory, replacing an existing rear utility room and part of the kitchen. The proposal would have a rear projection of 3.3 metres, a width of 5.7 metres and a maximum height of 3.3 metres. The proposal would leave a 0.25 metre gap to the western boundary and a 1.8 metre gap to the eastern boundary. ## Representations ### Onchan Commissioners: #### Approve The Drainage Division 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 The property most likely to be affected would be the directly adjacent property Nr 18 Auburn Road. The proposal would run 3.3 metres along the boundary shared with this neighbour, and therefore consideration needs to be taken to ensure the proposal would not result in a significant impact from either, loss of light, overbearing impact and/or loss of privacy. Currently the boundary treatment shared by the two properties (Nr 16 & 18) consists firstly of a 0.5 metre wall. This projects approximately 2 metres from the rear elevation of the dwellings. The remainder of the boundary treatment consists of a 1.8/2 metre high timber fence and in part similar sized bushes. Starting with the potential of loss of light, the neighbouring property has a window (dining/lounge) to the rear elevation. The erection of the conservatory will result in some loss of light, especially during the early morning, which is due to the suns orientation (east to west) and due to the position of the conservatory in relation to the rear window. However, it is considered that as the proposal is of a glazed construction and as the proposal would only reduce light during the early morning periods, the proposal would not result in significant amount of loss of light to the neighbouring property to warrant a refusal. Additionally, due to the height, rear projection and light weight construction it is not considered the proposal would result in an overbearing impact. The 0.5 metre high boundary wall which has a length of 2 metres (measured from rear elevation of dwellings), this would result in the proposed western windows of the proposed conservatory having a clear view into the neighbouring property. Therefore, the applicant has indicated that the windows in the west elevation of the conservatory will be obscured glazed. This will prevent any overlooking resulting in a loss of privacy. The impact upon Nr 14 would be limited, due to the proposal size, height, the distance the conservatory would be to the boundary (1.8 metres) and due to the existing boundary treatment, which consists of a 1.5 metre high timber fence and 2.5 metre high bushes/hedgerows. 14 October 2008 08/01734/B For these reasons the proposal would be appropriate in this location and therefore the application is recommended is for an approval. ## Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Onchan Commissioners Highways Division The Drainage Division ### Recommendation Recommended Decision: Permitted Date of Recommendation: 14.10 .2008 ### 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 rear conservatory as proposed in the submitted documents and drawings PD-001, PD-002, PD-003, PD-004 and 1734/1 all received on the 8th September 2008. ### C 3. Obscure glazing (Grade 5) shall be installed in the west elevation of the conservatory window and shall be kept and maintained thereafter. ### Nt.Cat. 101 There must be NO discharge of surface water (including that from roofs and paved areas) 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. 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. I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to 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/86318-braddan-16-auburn-road-conservatory/documents/1532075*