Loading document...
The application forms the residential curtilage of Milner Mount, Bradda West Road, Spaldrick, Port Erin which is a detached dormer bungalow located on the northern side of Bradda West Road and south of Tower Road.
The application seeks approval for the alterations and erection of extensions to dwelling.
The extension to the eastern gable end wall involves a single storey extension (garage) which has a width of 3.7 metres, a depth of 9.7 metres and a maximum ridge height of 4.9 metres (measured from front elevation).
The extension to the western elevation again is single storey with a width of 3.2 metres, a depth of 4.6 metres and a ridge height of 5.3 metres.
A porch and living room extension to the front elevation is also proposed, although neither would project past the existing front elevation of the property.
The existing garage is also proposed to be converted into a living room, which involves the existing garage doors being replaced with glazed windows and doors.
The application site is within an area recognised as being an area of “existing residential”, under the Port Erin Local Plan Order 1990 and the Modified Draft Area Plan for the South. The site is not within a Conservation Area (boarders conservation area); nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Due to the site being within a predominantly residential area and due to the proposed usage the following policies are relevant in the determination of the application:-
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:
The previous planning application is considered relevant in the assessment and determination of this application:-
Garage extension to front and side elevation - 08/01137/B - APPROVED
Highways Division:-
“Has no adverse traffic management, parking or road safety implications.”
The Planning Authority has received no privately written representations objecting to the proposal.
The main issue with the proposal is whether the proposed extensions are appropriate and are in keeping with the character and appearance of the existing dwelling and the street scene, but also the potential impact upon neighbouring residential amenities.
The main issues to consider when determining the potential impact upon neighbouring residential amenities are the potential for loss of light, overlooking resulting in a loss of privacy and/or having an overbearing impact upon the outlook.
In terms of the extensions and alterations to the front and eastern elevations the previously approved application allowed a very similar extension, but proposed a lean-to roof design which had a significantly greater pitched and greater in mass than the proposed now.
This extension was considered to be an acceptable form of development and would not have a significant impact upon the amenities of the neighbouring property High Ridge, even though High Ridge has a number of windows (lounge & kitchen) in its western elevation.
Due to the proposed roof design which has a very shallow roof pitch, the extension is single storey, there are no windows within the eastern elevation of the proposal, the existing boundary treatment and the distance the between the properties (5.7 metres); it is considered the proposal would be an appropriate form of development which would not result in a significant impact upon the amenities of the neighbouring property.
In terms of the potential impact upon the neighbouring property Thie Ny Bradda by the proposed single storey western extension, it is considered given its modest size and height, the existing boundary treatment and the gap which would be retained (3 metres), the proposal would not have a significant impact upon the residential amenities to warrant a refusal.
In terms of the impact of the alterations and extension upon the visual amenities of the street scene it is considered the proposals are appropriate forms of developments which would be appropriate upon the character and quality of the existing property and the street scene.
Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Port Erin Commissioners
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 31.08.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 alterations and erection of extensions to dwelling as proposed in the submitted documents and drawings 1101/01, 1101/02, 1101/03, 1101/04, 1101/05 and 1103/01 A all received on 21st July 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : 1 September 2011
Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
