The site is the residential curtilage of an existing single storey, one bedroomed dwelling in Ballamaddrell - an estate of very similar properties - all single storey and finished in reconstituted stone cladding with low pitched brown tiled roofs. The property has a driveway with hard surfaced area beside. To the south east is the adjoining semi-detached dwelling which is similar to the application property but with a projecting gable which is a feature on some of the properties. To the west is the rear of number 23, Ballamaddrell whose front elevation faces north west and whose rear elevation looks towards the rear garden of the application property. Closest to the application property is a rear door.
The Proposal
Proposed is the extension of the property to provide two additional bedrooms and an ensuite bathroom for the existing bedroom. The extension would bring the frontage to the level of the existing front porch and would increase the width of the property from 7m to 10.5m. The side of the property will be stepped to accommodate the angled boundary with number 23.
The front elevation will have a pitched roofed gable to match that on the other half of the semi-detached dwelling and the side of the extended dwelling will come within 750mm of the side boundary. which is formed by a 1.8m high solid timber fence.
Planning Status And Policy
The site lies within an area of residential use on both the Port Erin Local Plan of 1989 and the draft Southern Area Plan of 2012.
As such there is a presumption in favour of alteration and extensions of existing property as set out in the Strategic Plan as follows:
Paragraph 8.12.1 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
General Policy 2 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:
Case Officer :
Miss S E Corlett
Photo Taken :
Site Visit :
14.06.2012
Expected Decision Level :
Officer Delegation
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; g) does not affect adversely the amenity of local residents or the character of the locality."
Planning History
Permission was granted under PA 85/0575 for the addition of a chimney stack and an extension to form additional bedrooms.
Representations
Highways Division indicate that there are no adverse traffic impacts from the proposal.
Assessment
The critical issues in this case are the impact on the streetscene and the impact on the amenities of those in 23, Ballamaddrell.
The extended property will be similar in appearance to the rest of the street and will arguably be more in keeping than the property is at present as it does not have a projecting pitched roofed gable on the front. As such, it is considered that the proposal will not result in any adverse impact on the streetscene.
The proposal will decrease the distance between the application property and the neighbour but will not result in any significant impact on the outlook from the rear elevation and the relationship between the properties is presently quite close. There will be sufficient distance between the proposed extension and the boundary to enable access around the side to the rear garden.
It is considered that the proposal complies with the provisions of GP 2 and as such the application should be permitted.
Party Status
The local authority, Port Erin Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
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.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 03.08.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
O : 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 shown in drawings 1585-01 and 1585-02 both received on 26th June, 2012.
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: 6/8/12
Determining officer (delete as appropriate)
Signed: Anthony Holmes Senior Planning Officer
Signed: Michael Gallagher Director of Planning and Building Control Development Control Manager
Signed: Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
12/00927/B
Source authority
Isle of Man Government Planning & Building Control
