**Document:** Officer Planning Report Recommendation **Application:** 08/02183/B — Alterations, erection of two storey extension and creation of a deck and patio area **Decision:** Permitted **Decision Date:** 2009-01-19 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86552-rushen-1-daisy-bank-cronk-road-alterations-erection-two/documents/1534763 --- # Officer Planning Report Recommendation ## 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] ### Officer's Report #### The Site The site represents the residential curtilage of an existing semi-detached dwelling situated on the western side of the Cronk Road opposite the church hall which sits behind St. Mary's Church on Bay View Road. The property is a two storey house which is presently the same as the other half of the semi-2, Daisy Bank. The properties have a single storey bay beside the decorative canopy over the two central front doors and a rear conjoined annex in the centre of the rear elevation. There is presently no parking provision on site although an application has been submitted for the creation of off-road parking and this has yet to be determined (PA 08/2224). #### Planning Status The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Existing Predominantly Residential. #### Planning History No planning applications have previously been submitted in respect of this site. ## The Proposal Proposed now is the extension of the property to the side to provide additional facilities for the existing two bedrooms (en-suit dressing and toilet facilities), a utility room, spare room/study and a dining room. The sleeping accommodation will move from the upper floor to the ground floor and new decking created to the side and rear of the dwelling. The decking at the rear will be created through the cutting and filling of the natural ground level. Fencing will be erected around the front and rear of the side of the property (there are to be no windows in the side elevation) around the new decking at the rear and the balcony at the front, to prevent overlooking between the application property and the rear of Cronk Lea to the south. the fencing at the rear is to be vertical timber posts up to 1.8m in height above the patio level. The new front elevation will include repetition of the bay shape although without the slate lean-to roofing and with a flat roof and balcony above served by patio doors leading onto the new balcony from the first floor of the extension. The decorative barge board and ridge tile detailing is to be extended to the new structure to provide continuity. The new extension is to be set back slightly (by 0.3m) from the main front wall of the existing house. ## Representations Port St. Mary Commissioners recommend that the fencing is solid and not hit and miss, to ensure the privacy of both the occupants of the application property and Cronk Lea. ## Assessment The proposal should accord with the principles of General Policy 2 of the Strategic Plan 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 space 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 adverse 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." The critical elements of this policy in this case are the protection of the amenities of those in the neighbouring properties and the protection of the streetsceene. Cronk Road is of limited architectural or historical value but the application property and its neighbour are not unattractive elements and the proposed extension includes some of the more interesting details of the existing - the bay, the barge boards and ridge details and in this respect will not be unacceptable in visual terms. The site can comfortably accommodate the proposed works in terms of its size and the relationship between the proposed new decking and the garden space of Cronk Lea will be protected by the introduction of fencing which will also provide privacy for those in the application property. Cronk Lea is set much further forward towards the Cronk Road than is the application property and as such any impact on privacy will be on the rear garden of Cronk Lea rather than the house itself. ### Party Status The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 05.01.2009 ### 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 permission relates to the alterations and extensions to the property as shown and described in drawings 1159-00, -01A, -02A, -04A -05A and 06A all receive on 24th November, 2008. C 3. The proposed fencing to the side and rear of the property must be installed as shown and retained as such and be of a solid style so as to prevent intervisibility between the rear of the application site and the rear of Cronk Lea. I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) **Decision Made:** Permitted **Date:** 8/11/09 **Signed:** [Signature] 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/86552-rushen-1-daisy-bank-cronk-road-alterations-erection-two/documents/1534763*