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| Application No.: | 14/00671/B |
| Applicant: | Mr & Mrs David Fallows |
| Proposal: | Erection of a porch extension to front elevation |
| Site Address: | Highcroft Station Road St Johns Isle Of Man IM4 3AH |
| Case Officer: | Miss S E Corlett |
| Photo Taken: | 18.06.2014 |
| Site Visit: | 18.06.2014 |
| Expected Decision Level: | Officer Delegation |
1.1 The site is the residential curtilage of a modest single storey dwelling which sits on the western side of Station Road which leads from the Main Peel Road (A1) to Ballasalla (A3). The application site is one of four properties which lie to the south of the Tynwald Inn Public House, three of which are similar, modest single storey properties. Each is slightly higher than its neighbour to the south. The application property has a low wall along the frontage with pedestrian access within it. There is no vehicular access or parking within the site. The rear elevation is separated from the rear car parking area by a vegtated bank.
2.1 Proposed is the erection of a porch on the front elevation on the southern part of the facade. This will project out by 2.3m and be 3.3m wide and will tie in with the front pitch of the roof. The front door will be replaced with a new front door installed in the side of the new porch. The porch will project out as far as does the front of Hillbre View to the south. The wide of the porch will be finished in render up to eaves level above which will be black weatherboard.
3.1 The site lies within an area of Residential Use on the St. John's Local Plan and within a proposed Conservation Area which was proposed in 1999 in the Local Plan but has yet to be adopted.
3.2 As such, there is a presumption in favour of preserving or enhancing property within Conservation Areas and General Policy 2 sets out general standards of development which are applicable here as follows:
"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 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".
4.1 Planning approval has been granted for alterations including an earth sheltered garage at the rear, extensions and a conservatory under PAs 05/01236 and 09/01801.
5.1 German Parish Commissioners and Highway Services indicate that they do not object to the application.
6.1 The critical issues in this case are the visual impacts of the proposed extension and any impact it may have on those in neighbouring property, particularly in Hillbre View.
6.2 The alterations will change the present very plain frontage of the property but not so much that will adversely affect the appearance and character of the property. The three bungalows were previously very similar but the application property has been changed, including a raising of the eaves and ridge level which has removed a feature peak in the front eaves line. The other two properties have grassed banks as their frontage whereas there is a more firm front boundary wall in the case of the application property. As such, the proposed change is not considered out of keeping with the streetscene and is considered acceptable in itself.
6.3 The extension will present a greater area of wall to the side window of Hillbre View but with a large window looking south. Whilst there is no window presently in this position, it is possible to stand in the front garden of the application property and look towards this window, which has a small fence erected in front of it to screen the bin storage area and provide some privacy for the occupants of this property. It is relevant that the proposed new accommodation is a porch and unlikely to accommodate long stay occupation such as may be the case with a lounge or sitting room. The proposed extension is due north of the adjacent property and as such unlikely to block out any sunlight from the adjacent property.
7.1 The local authority, Port St. Mary Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
7.2 Department of Infrastructure Highway Services 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: 08.07.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawings 01, 02 and 03 all received on 30th May, 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 : 10/7/14
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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