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Application No.: 20/00187/B Applicant: Miss Melenie Tymm Proposal: Alterations and erection of ground and first floor extension Site Address: 1 Glen Bank Glen Maye Isle Of Man IM5 3BQ Principal Planner: Miss S E Corlett Photo Taken: 24.03.2020 Site Visit: 24.03.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.03.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The works are considered to accord with General Policy 2 of the Strategic Plan.
Plans/Drawings/Information; This decision relates to drawings 19/3005/01 and 19/3005/02 both received on 18th February, 2020. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site is the residential curtilage of an existing dwelling situated on the eastern side of the main road which runs through Glen Maye. The property is a semi-detached properties
which sits higher than its neighbour to the south and being distinct from that relatively plain fronted Manx cottage, the application property having a two storey projecting bay and a more Victorian character including its windows which are Georgian pane in the top third opening light and fixed two thirds beneath, The property has a small lean to porch on the front elevation beside the bay and a large chimney which sits on the higher gable alongside the roof of number 2.
1.2 At the rear the properties has a ground floor flat roofed annex which sits a little apart from the higher, pitched roofed rear annex of number 2. - 1.3 The rear, two storey extension of number 2 is clearly visible from the public highway alongside and slightly further up the hill. THE PROPOSAL
2.1 Proposed is the increase in width and height of the rear extension by copying the form but not quite the length of that on number 2. The extension will be 5.5m long - number 2's is 8m and the same distance from the neighbour as is the existing single storey extension which projects out 4.5m - 2.2 The drawings show no windows in the facing wall of the rear elevation at number 2 and there will be no windows in the south facing wall of the proposed extension. PLANNING POLICY
3.1 The site lies within an area which is covered by the Isle of Man Planning Scheme (Development Plan) Order 1982. This is prepared at a scale which makes detailed analysis of the land use designations difficult, however, the site would appear to be within the Residential designation. The area is certainly residential in appearance and character and the dwelling has been in situ since before the 1982 Plan. - 3.2 As such, the following parts of the Strategic Plan are relevant:
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:
3.3 The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. PLANNING HISTORY
4.1 A similar, but 1m shorter extension was approved under 12/01302/B but not implemented. At the same time, number 2 was the subject of the application, 12/01446/B, which resulted in the substantial two storey extension which currently exists and those drawings included a profile of the then proposed extension at number 1. REPRESENTATIONS - 5.1 Patrick Parish Commissioners have no objection to the application (15.01.20 - this may be a typo as the application was not submitted under 18.02.20).
5.2 Department of Infrastructure Highway Services confirm that they do not oppose the application (10.03.20). ASSESSMENT - 6.1 The issues in this case are whether the proposed works would have any adverse impact on the character and appearance of the area and whether there would be any adverse impacts on the living conditions of those in number 2.
6.2 The extension will be slightly higher than the existing one alongside number 2 but will be slightly shorter, all of which will enable the proposed extension to sit relatively unobtrusively in the streetscene, considering what is presently visible. As such there will be no adverse impact on the streetscene.
6.3 The works previously had planning approval at the same time as the existing rear annex at number 2 was proposed. As such, both were designed to have no windows facing each other and as such no diminution of either's privacy or living conditions. There is no objection from the neighbour. CONCLUSION - 7.1 The works are considered to accord with General Policy 2 of the Strategic Plan. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 01.04.2020 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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