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1.1 The application site is the residential curtilage of Yn Fea, a two storey detached dwelling located on the south western side of Douglas Road in Kirk Michael.
1.2 The application site is accessed via a narrow track which serves two other dwellings. The application site is located 60 metres from the highway.
2.1 This current planning application seeks approval for the erection of a single storey extension to the rear of the existing dwelling which would replace an existing conservatory.
2.2 The existing conservatory projects just less than 4.8 metres from the rear elevation of the existing dwelling and has a width of just less than 3.3 metres and height of just less than 3.2 metres.
2.3 The proposed new extension would project just less than 4.8 metres, as does the existing conservatory, but would have a width of just less than 6.1 metres and maximum height of just less than 3.6 metres which includes the roof lantern.
2.4 The proposed sun lounge extension would have a sliding door on the south west elevation, two white UPVC windows on the south east elevation and one white UPVC window on the north east elevation. The proposed extension would be finished in materials to match the main dwellinghouse.
2.5 The proposed extension would be erected just less than 4 metres from the boundary with Ballachrink Beg which is made up of walling and concrete trellising. Ballachrink Beg is also set higher than the application site.
3.1 The erection of the existing conservatory was granted planning permission in 1991 under PA 91/00901/B. Prior to this an extension was granted planning permission under PA 84/01127/B in 1984.
4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Kirk Michael Local Plan 1994.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application:
"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:
"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."
5.1 Michael Parish Commissioners have no objection to the current planning application.
6.1 Given the level and nature of the development proposed, the key issues to consider in the assessment of this current planning application are the impacts upon the character and appearance of the property, the impact upon the residential amenity of the neighbouring property, Ballachrink Beg, and the impact on the appearance of the surrounding area.
6.2 The proposed rear extension would be single storey and would provide a sun room which would lead from the existing lounge. What is proposed under this scheme is not judged to harm the enjoyment of the existing dwelling and would respect Yn Fea in terms of the
siting, layout, scale, form, design and the landscaping of buildings and space around. The proposed extension is not considered to be of scale that would result in the significant loss of private amenity space as the application site benefits from a large garden to the front. Therefore the development proposed is deemed acceptable with regards to the impact on the main dwellinghouse.
6.3 As previously mentioned, the boundary with Ballachrink Beg would be located 4 metres from the south east elevation of the proposed extension. The proposed extension would protrude 1.2 metres above the existing boundary which would result in part of the upper section of the whole of the roof lantern visible from Ballachrink Beg. What would be visible however is not considered to be of a scale that would cause considerable harm to the residential amenity of the adjacent property. The windows proposed on the south east elevation would directly face the existing boundary and therefore the proposal would not result in any overlooking or loss of privacy to Ballachrink Beg. For the abovementioned reasons, the proposed extension is not deemed to have a detrimental impact on the neighbouring property and is considered satisfactory in this respect.
6.4 The proposed extension would partially be visible from Douglas Road. However, given the existing boundary treatment of the south western side of Douglas road and north eastern boundary of the application site, what would be visible is not judged to be of a scale that would have a harmful impact on the appearance of the surrounding area.
7.1 Overall it is concluded that the planning application is in accordance with General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007.
7.2 It is recommended that the planning application be permitted.
8.1 The local authority, Michael Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) (No. 2) Order 2013, paragraph 6 (5)(e), considered "interested persons" and as such should be afforded party status.
8.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No. 2) Order 2013 paragraph 6 (4)(d).
Recommended Decision: Permitted
Date of Recommendation: 12.03.2014
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.
The development hereby permitted shall not be carried out except in full accordance with Drawing Nos. 1236.1, 1236.2, 1236.3, 1236.4 and Location Plan received on 13th February 2014.
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 : 14/3/14
Signed : ... Chris Balmer Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Jennifer Chance Development Control Manager
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