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1.1 The application forms the residential curtilage of Clerehithe, Ballafurt Road, Port Erin, which is part of a row of three, two storey terraced properties (end terrace), located to the south-eastern side of Ballafurt Road.
1.2 A real lane runs along the rear boundary of the site, which also serves all the terraced properties along Ballafurt Road. The lane provides vehicle access to some of the properties.
2.1 The application seeks approval for the erection of an extension to rear elevation (retrospective) and installation of a dormer window to dwelling.
2.2 The proposal flat roofed single storey extension (externally substantially complete) would have a rear projection of 3.3 metres, a maximum width of 4.8 metres and a height of 2.6 metres.
2.3 The proposed modest dormer window to the front elevation would be triangular in shape, matching those of neighbouring properties Glen Shoggill and Corlea.
3.1 The application site is within an area of 'residential use', under the Port Erin Local Plan Order 1990. The site is neither within a Conservation Area nor within an area of High Landscape or Coastal Value and Scenic Significance.
3.2 It should also be noted that under the Modified Draft Area Plan for the South the application site is again within an area of 'residential use'. The site is not proposed to be within a proposed Conservation Area.
3.3 Due to the zoning of the site and the proposed works the following policy 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:
4.1 The following previous planning applications which are considered relevant in the assessment and determination of this application:
4.2 Amendments to PA 04/01563, erection of two storey extension to south elevation and a single storey extension to east elevation - 04/02317/B - PERMITTED 4.3 Erection of two storey extension to rear elevation - 04/01563/B - PERMITTED
5.1 Highways Division and Port Erin Commissioners have approved the application.
6.1 The main issues with the proposal is whether the scheme would have an acceptable impact upon the visual amenities of the street scene and whether the proposal would adversely affect the amenities of the neighbouring residents, namely 'Glen Shoggill' and 'Ellimore'. 6.2 In terms of the visual appearance, the proposal from the Ballafurt Road is completely screened given the proposal is to the rear of the property. From the entrance of the rear lane (accessed onto St Georges Court) again the proposal would be well screened given neighbouring buildings and landscaping screening views of the extension. 6.3 The proposal will be apparent from the rear lane and given its flat roof design is perhaps not the ideal roof design. However, a number of flat roofed extensions (single and two storeys) have been erected to a number of nearby properties, and therefore the proposal would not appear out of place within the existing street scene when viewed from the rear lane. 6.4 In terms of the impact upon neighbouring amenities, the first property potentially impacted by the development would be 'Glen Shoggill' which is the property to the northeast of the site. The proposal would be set more than 2 metres away from the stone boundary wall (1.5 metres high) which is shared with the two properties. It should be noted that the
ground level between the two sites differs; the application site is approximately 0.3 metres lower.
6.5 Due to the proposed modest height, and distance from the boundary shared with ‘Glen Shoggill’ and the existing boundary wall, it is considered the proposal would not have a significant impact through loss of light and/or overbearing impact to warrant a refusal.
6.6 There is a proposed utility room window which would direct look towards the shared boundary. However, given this is not a primary habitable room (i.e. living room/kitchen), the height of the boundary wall together with the ground level differences and as there are no direct views into the neighbouring property; it is considered the proposal from this respect would not give rise to a significant amount of overlooking.
6.7 The second property potentially affected by the proposal would be ‘Ellimore’ which is to the southeast of the site. The neighbouring property has benefited in the past from a rear extension to the original property which links to a rear double garage, all of which run along the boundary shared with the application site. There is a single window within the northeast elevation of the neighbouring property which faces the site and this is obscure glazed. Consequently, it is considered the proposal would have no significant impact upon the amenities of the occupants of the neighbouring property.
7.1 Overall, it is considered the proposal would comply with the relevant policy of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
Port Erin Commissioners
8.2 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: 16.04.2012
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.
This approval relates to the erection of an extension to rear elevation (retrospective) and installation of a dormer window to dwelling as proposed in the submitted documents and drawings 2012-03-00, 2012-03-01, 2012-03-02 and 2012-03-03 all received on 12th March 2012.
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: 18/4/12
Signed: Anthony Holmes Senior Planning Officer
Signed: Sarah Corlett Senior Planning Officer
Signed: Michael Gallagher Director of Planning and Building Control
Signed: Jennifer Chance Development Control Manager
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