Erection of an extension to garage and enlargement of existing balcony

20, Lime Street, Port St. Mary, Isle Of Man, IM9 5ef

Received16 Aug 2012

Validated20 Aug 2012

Decided20 Sept 2012

35 days

Received16 Aug 2012

Validated20 Aug 2012

Decided20 Sept 2012

35 days

Why Was This Approved?

✓Extension to an existing garage and enlargement of a balcony at a mid-terrace property
✓Potential overlooking impact on neighbouring residential amenity was the key issue considered
✓Existing two-metre stone wall and approximately 2.3-metre hedgerow provided screening between the site and the neighbouring property
✓Approved under delegated authority by a Senior Planning Officer
✓overlooking
✓potential impact upon the residential amenities of neighbouring properties through overlooking

Permission was granted for an extension to the garage and enlargement of the existing balcony at 20 Lime Street, Port St. Mary, a mid-terrace property within a row of four traditional two-storey terraced houses south of the harbour. The main planning issue identified was the potential for the enlarged balcony to overlook neighbouring properties and affect their residential amenity. The officer noted that an existing two-metre stone wall and a taller hedgerow of approximately 2.3 metres on the boundary with the adjacent property at number 19 would be retained, providing a degree of screening. The application was approved on 20 September 2012 by a Senior Planning Officer acting under delegated authority, with three conditions attached.

The application was approved by a Senior Planning Officer under delegated authority. The main planning concern was the potential for overlooking of neighbouring properties, but this was considered acceptable given the existing boundary features, including a two-metre stone wall and a taller hedgerow between the site and the adjacent property.

Site Observations

•The site represents the residential curtilage of 20 Lime Street, Port St. Mary located on the north-eastern side of Lime Street and south of the harbour. The property forms part of a row of four traditional two storey terraced properties (mid terrace).
•A lane runs from Lime Street between Nr 18 & 19 and serves all the rears of the properties along Lime Street.
•Currently a two metre high stone wall exists between Nr 19 and the location of the proposed garage extension. This is proposed to be retained. Furthermore, there is a taller hedgerow (approx 2.3m) within the curtilage of Nr 19 which exists in this same location.

Policies Assessed (2)

GP2

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

Due to the site location, zoning and the type of proposal, the following policy is relevant for consideration

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; (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. 6.3 Development outside of areas zoned for development

EP35

Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area

Due to the site location, zoning and the type of proposal, the following policy is relevant for consideration

Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.

Conditions (3)

1
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2
Condition 2
This approval relates to erection of an extension to garage and enlargement of existing balcony as proposed in the submitted documents and drawing 1386-11 all received on 16th August 2012.
3
Condition 3
The external finishes of the extension must match those of the existing building in all respects.