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The application forms the residential curtilage of 12 Erin Crescent, Port Erin which is part of a row of two storey terraced properties (end terrace). The property is located on the north-western side of Erin Crescent and south of Erin Way.
The recently constructed property has a brown tiled roof and painted, rendered walling matching the properties within Erin Crescent. Parking provision for two off vehicles is provided by a driveway which runs from the public highway and parallel with the gable elevation of the dwelling, forming a tandem arrangement for parking.
The property current has a front garden which has a width of the front elevation of the dwelling. The main outdoor amenity space is provided by the rear garden.
A public footpath runs along the southwest boundary of the site.
The application seeks approval for the alterations, erection of extensions, creation of a gateway and widening of driveway and vehicular access.
The proposed rear single storey extension would have a width of 5.8 metres, a depth of 3.6 metres and a ridge height of 3.7 metres. The proposal would retain a 1.9 metre gap to the north eastern boundary shared with Nr 10 Erin Crescent.
The proposed two storey side extension has a width of 2.9 metres, a depth of 6.8 metres and a ridge height of 7.5 metres. The front elevation of the extension is setback 0.65 metres from the front elevation of the main dwelling house.
The proposed scheme also includes the increasing the width of the existing driveway by 1.8 metres to accommodate a further parking space. Part of the front garden would be lost.
The application site is within an area recognised as being an area of “Predominately Residential Use”, 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, nor proposed to be within a Conservation Area under the Modified Draft Area Plan.
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:-
"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:
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
There are no written objections to the proposal.
The main issues to considered with regard to the extensions proposed are firstly the potential impact upon neighbouring residential amenities (loss of light, overbearing impacts and/or overlooking) and secondly the visual appearance within the street scene.
In relation to the two storey side extension the property most likely to be affected by the proposal would be Nr 14 Erin Crescent which is to the south west of the proposal at a distance of 5 metres (gable to gable). It is considered the extension would be acceptable to the residential amenities of the occupants of Nr 14 for the following reasons:-
The proposed single storey rear extension, the neighbouring property Nr 10 is mostly likely to be affected by the proposal. However, it is considered the proposal would be acceptable for the following reasons:
In terms of the visual appearance form the street scene the proposals would be apparent from Erin Crescent and from the public footpath which runs along the south western boundary of the site.
The design, proportion and form are in keeping with the property and properties within the street scene. Therefore from a visual point of view it is considered the proposals to be an appropriate form and scale of development.
The proposals would be constructed along the south western boundary, directly adjacent to the public footpath. Consequently, the proposals especially the two storey aspect will have a greater presence than the existing situation. However, it is considered the proposal would not have a significant impact upon public amenities to warrant a refusal on this ground.
The proposal involves the removal of part of the front garden to increase the amount of hardstanding. The existing garden has a width (frontage) of 5 metres. The proposal involves the loss of 1.8 metres of garden in width. The Planning Department has a general guideline which requires 50% of a garden space to be retained, to ensure there is a break in hardstanding. This is to prevent whole street frontages appearing as a car park, determinant to the visual amenities. The proposal would comply with this aspect of the policy.
Overall, the proposal would comply with relevant policy as stated within the Isle of Man Strategic Plan for the reasons given and 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: 10.01.2012
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, erection of extensions, creation of a gateway and widening of driveway and vehicular access as proposed in the submitted documents and drawings 1564-01 and 1564-02 all received on 7th December 2011.
C 3. Prior to the commencement of any works to the two storey side extension hereby approved, the extension of the existing driveway is to be implemented and finished as shown on drawing 1564-02 and retained thereafter to ensure two off road parking spaces are provided in the interest of highway safety.
C 4. The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 11/1/12
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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