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The application site is the curtilage of 18 King Orry Road, Glen Vine, Marown. The property is a detached spilt-level dwelling situated on the northern side of the road.
This application seeks approval for the construction of a two storey extension to the rear elevation. This would be sited towards the western end of the rear elevation which is closest to Number 16. At first floor level the extension would take the form of a conservatory. A balcony would be created served by a set of steps leading down to the garden.
The application site is located within an area identified as being predominantly residential use by the 1982 Development Order.
The following previous planning application is considered relevant in the assessment and determination of this application:
07/02352/B sought approval for alterations and extensions to the dwelling. This was permitted.
Marown Parish Commissioners do not object to this application. The Highways Division does not oppose this application. The Isle of Man Water and Sewerage Authority has commented on surface water disposal. This is a matter covered by the Sewerage Act 1999.
Generally, proposals to extend dwellings within residential areas and outside of conservation areas are supported provided that they do not detract from the surrounding area in visual terms and do not cause undue harm to the amenity of adjacent properties.
In terms of impact upon the streetscene, the extension would be contained within the rear of the site and as such would not be readily visible from the highway. In any event, it is judged that the what would be visible from the highway would not cause unacceptable harm to the amenities of the area.
Turning to the issue of impact upon adjacent properties, the extension would most likely have limited effect upon Number 20 given the inter-relationship between the two plots and their respective dwellings. Rather, it is Number 16 that would be most likely to be affected. The owner/occupier of Number 16 has contacted the planning officer by telephone setting out that they do not object to the proposal however this has not been confirmed in writing. There is an existing window within the proposal property at first floor level. The main issue is the additional side window that would be created within the side elevation of the conservatory structure. Whilst there is existing planting along the boundary, there is a gap in the position of the proposed window and as such some views across the rear garden of Number 16 would be available. Given the existing overlooking that occurs, it is considered that on balance the additional window proposed would not cause such harm so as to warrant refusal.
It should be noted that this case is judged to be marginally acceptable. It is also necessary to point out that the drawings submitted are of a poor standard which are only just sufficient to allow the application to be properly assessed. RECOMMENDATION Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Marown Parish Commissioners The following are not granted Party Status: The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The Isle of Man Water and Sewerage Authority
Recommended Decision: Permitted
Date of Recommendation: 17.01.2011 17 January 2011 10/01216/B
N : Notes attached to conditions R : Reasons for refusal 0 : 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 alteration and erection of extensions to dwelling 18 King Orry Road, Glen Vine, Marown as shown by Location Plan, Site Plan, Plans and Elevations Existing and Plans and Elevations Proposed all received 18th August 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : Signed : Senior Planning Officer
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