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Case Officer: Miss Laura Davy Photo Taken: 31.03.2014 Site Visit: 31.03.2014 Expected Decision Level: Officer Delegation
1.1 The application site is the curtilage of 7 Glen Maye Park, Glen Maye. 7 Glen Maye Park is a two storey detached dwelling with an adjoining lean-to garage, the site is situated at the end of the cul-de-sac. The dwelling is orientated on a diagonal in relation to the neighbouring properties on either side. Both 6 and 8 Glen Maye Park are both set forward of the building line of 7 Glen Maye Park. There is a parking area and garden to the front of the dwelling.
2.1 The application seeks approval for the erection of an extension above the existing garage to provide additional accommodation. The extension would be finished to match the main dwelling.
2.2 The front elevation would have a dormer roof pitch in the front elevation of the proposed extension. A small window would be installed in the front elevation and a set of French doors with Juliet balcony would be installed at first floor level in the rear elevation.
2.3 Also proposed is the installation of a flue on the side elevation of the property.
3.1 The previous planning applications relate to the erection of the housing estate.
4.1 The application site is within an area zoned as "Predominantly Residential" identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).
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:
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; g) does not affect adversely the amenity of local residents or the character of the locality.
| Application No.: | 14/00276/B |
| Applicant: | Mr Stephen & Mrs Claire Powell |
| Proposal: | Alterations and erection of a first floor extension to dwelling |
| Site Address: | 7 Glen Maye Park Glen Maye Isle Of Man IM5 3AX |
As a general policy, in built up areas not controlled by a 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 Patrick Commissioners have asked for a deferral as they were not due to meet before the expiry for comment
5.2 Highway Services of the Department of Infrastructure do not oppose.
6.1 The application seeks approval for the erection of an extension above the existing adjoining garage. The main issues to consider in the assessment of the application are the impact upon the character and appearance of the property and street scene and the impact upon the amenities of the neighbouring properties.
6.2 The ridge height of the proposed extension would be the same height as the main dwelling. The extension would not be stepped down or stepped back, but given that the dwelling has a projecting gable to the front, the extension does appear that it is slightly stepped back.
6.3 The proposed extension would be finished to match the main dwelling in terms of the window details, roof tiles and render. The extension would respect the design and proportions of the dwelling and would not have an adverse impact upon the character and appearance of the street scene.
6.4 Extensions of properties that do not step the extension down or step it back can sometimes result in a terracing effect when adjacent to other properties which are close together. Given that 7 Glen Maye Park does not have the same building line as the adjacent properties it is considered that the proposed extension would not result in a terracing effect even if the adjacent properties were to have a similar extension.
6.5 The rear elevation does not look towards any residential properties and therefore there would not be an increase in overlooking. There would not be additional windows in the side elevation and therefore there would not be an increase in overlooking towards the neighbouring properties.
6.6 Also proposed is the installation of a flue on the side elevation. The flue would be constructed of stainless steel and would be erected on the side elevation closest to 6 Glen Maye Park. The flue would be set in from the rear elevation by approximately 1.7m. Given that the flue would be set back from the front elevation it is considered that it would not be overly visible from the main public thoroughfare.
6.7 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.1 The local authority, Patrick Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status.
7.2 The Highway Services of the Department of Infrastructure is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (d), considered an "interested person" and as such should be afforded interested person status.
Recommended Decision: Permitted
Date of Recommendation: 14.04.2014
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. The development hereby approved shall not be carried out except in full accordance with 1642-01, 1642-02 and 1642-03 date stamped as having been received 7th March 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made: Permitted Date: 16/4/14
Signed: _________________________ Chris Balmer Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Jennifer Chance Head of Development Management
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