Planning Officer Report

Case Officer: Mr Chris Balmer Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

1.0 THE APPLICATION SITE 1.1 The application forms the residential curtilage of Milner Mount, Bradda West Road, Spaldrick, Port Erin which is a detached dormer bungalow located on the northern side of Bradda West Road and south of Tower Road.

2.0 PROPOSAL 2.1 The application seeks approval for the installation of two dormer windows and four rooflights and omission of previously approved side window (PA 11/01021/B).

3.0 DEPARTMENT POLICIES 3.1 The application site is within an area recognised as being an area of "existing residential", under the Port Erin Local Plan Order 1990 and the Modified Draft Area Plan for the South. The site is not within a Conservation Area (borders conservation area); nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.

3.2 Due to the site being within a predominantly residential area and due to the proposed usage the following policies are relevant in the determination of the application:-

"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;

Application No.:	12/01583/B
Applicant:	Mr Simon & Mrs Caroline Jennings
Proposal:	Installation of two dormer windows and four rooflights and omission of previously approved side window (PA 11/01021/B)
Site Address:	Milner Mount Bradda West Road Spaldrick Port Erin Isle Of Man IM9 6PN

• (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."

4.0 Planning History

4.1 The previous planning applications are considered relevant in the assessment and determination of this application:- Landscaping works to rear garden of dwelling - 11/01556/B – APPROVED Alterations and erection of extensions to dwelling - 11/01021/B - APPROVED Garage extension to front and side elevation - 08/01137/B - APPROVED

5.0 Representations

5.1 Port Erin Commissioners:- "No objections"

6.0 Assessment

6.1 The main issues with the proposal is whether the proposed extensions are appropriate and are in keeping with the character and appearance of the existing dwelling and the street scene, but also the potential impact upon neighbouring residential amenities (Thie Ny Bradda and High Ridge) i.e. loss of light, overlooking resulting in a loss of privacy and/or having an overbearing impact upon the outlook.

6.2 In terms of the proposed rear flat roofed dormers, given their orientation and position in relation to neighbouring properties, there would be no significant overlooking resulting from any views from these windows (both ensuite). In relation to further potential impacts (i.e. loss of light and/or overbearing impact) it is considered given the dormers modest design and distance from the neighbouring properties, there would be no significant impacts to warrant a refusal on these grounds.

6.3 In terms of the impact of the alterations and extension upon the visual amenities of the street scene, given the dormers are to the rear elevation they are no apparent from public view. It is also noted that an existing flat roofed dormer already exists and theses would just be an extension to this. It is considered the proposal is an appropriate form of development which would be appropriate upon the character and quality of the existing property and the street scene.

7.0 Recommendation

7.1 Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 Party Status

8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:

Recommendation

Recommended Decision: Permitted Date of Recommendation: 02.01.2013

Conditions and Notes for Approval / Reasons and Notes for Refusal

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.

This approval relates to the installation of two dormer windows and four rooflights and omission of previously approved side window (PA 11/01021/B) as proposed in the submitted documents and drawings 11 01/01, 11 01/10, 11 01/11, 11 01/12 and 11 01/13 all received on 28th November 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: 3 January 2013

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Jennifer Chance Development Control Manager