Planning Officer Report

Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks approval for the erection of an extension on the rear elevation of a residential property. This application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of 58 Broogh Wyllin, Kirk Michael which is a detached dwelling situated to the northern side of Shore Road. The properties along this stretch of highway are all two storey detached properties, they are all fairly close together.

The Proposal

1. The application seeks approval for the erection of a single storey extension on the rear elevation which would measure approximately 27sqm. It would be finished with painted smooth render with a tiled roof to match the existing. There would be doors in the rear elevation and a window and door in the side elevation with three roof lights in the lean-to roof. The side elevation of the extension would be approximately 1m from the side boundary shared with 59 Broogh Wyllin. The other side would be approximately 3.5m from the shared boundary with 57 Broogh Wyllin.

Planning History

1. The previous planning applications are not considered specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is in an area zoned as "Predominantly Residential" identified on the Kirk Michael Local Plan 1994. It is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).

1. 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:

a) Is in accordance with the design brief in the Area Plan where there is such a brief; b) Respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

Application No.:	12/01040/B
Applicant:	Mr Paul & Mrs Helen Galbraith
Proposal:	Erection of an extension to dwelling
Site Address:	58 Broogh Wyllin Shore Road Kirk Michael Isle Of Man IM6 1HU

c) Does not affect adversely the character of the surrounding landscape or townscape; d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) Does not affect adversely the amenity of local residents or the character of the locality; h) Provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) Does not have an unacceptable effect on road safety or traffic flows on the local highways; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) Is designed having due regard to best practice in reducing energy consumption.

1. Paragraph 8.12.1

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.

CONSULTATIONS

1. Highways Division do not oppose as it has no traffic management, parking or road safety implications.
2. Michael Commissioners have no objection.

ASSESSMENT

1. The application site is in an area zoned as predominantly residential therefore the principle of development is acceptable. The main issues to consider in the assessment of the current application are impact on the amenity of local residents and impact to the character and appearance of the street scene.
2. In terms of the impact on the amenities of those occupying 57 Broogh Wyllin it is considered that the proposed extension would be of a sufficient distance so that it would not appear overbearing or result in a loss of light.
3. Whilst the extension would be only 1m from the boundary shared with 59 Broogh Wyllin, given that the extension would be single storey and would not have windows in the side elevation closest to number 59 it is considered that the proposed extension would not appear unduly overbearing and would not result in undue overlooking.
4. The proposed extension would not be visible from the main public thoroughfare and therefore would not affect the character and appearance of the street scene.
5. There would be no windows which would look directly towards any of the neighbouring properties therefore would not adversely affect the privacy of the local residents.
6. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Michael Commissioners is, 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.

1. 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: 11.09.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 erection of an extension as shown in drawings 537.01C received 20th July 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 : 12/9/12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Jennifer Chance

Signed : Jennifer Chance

Director of Planning and Building Control Development Control Manager

Director of Planning and Building Control Development Control Manager

11 September 2012

11 September 2012