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1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage No. 2 Coopers Close, a single storey detached dwelling sited on the south western side of Coopers Close at the end of a cul-de-sac in Kirk Michael.
2.0 THE PROPOSAL 2.1 The planning application seeks approval for the erection of a single storey flat roof extension to the rear elevation of the dwelling which would replace an existing conservatory. 2.2 The extension would project 3.2 metres from the rear elevation, have a width of just less than 7.4 metres and height of 3 metres. The extension would be finished in materials to match the main dwellinghouse with a fibre glass roof. 2.3 The existing conservatory projects 2.2 metres from the rear elevation, has a width of 3.1 metres and height of 2.2 metres.
3.0 PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning applications.
4.0 PLANNING POLICY 4.1 In terms of local plan policy the application site is located 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:
General Policy 2 states:
"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 Commissioners have no objection to the current planning application (12/01/2015).
6.1 There are three fundamental issues to consider in the assessment of this current planning application. Firstly, it is necessary to consider the impact of the proposed development on the residential amenity of No. 1 Coopers Close. Secondly, the impact of the development on the existing dwelling should be considered and thirdly, the impact upon the street scene of Coopers Close and public amenity in general.
6.2 Between the application dwelling and No. 1 Coopers Close are two adjoining garages that are used by both dwellings. The south east elevation of the extension would directly face onto the northwest elevation of the garage, as does the conservatory, and as a result the development proposed is not considered to unduly harm the residential amenity of the No. 1 Coopers Close.
6.3 The extension proposed is not judged to have an adverse impact on the main dwelling. The design and form of the extension is considered to respect the existing dwelling and not harm the current enjoyment of No. 2 Coopers Close.
6.4 The proposed extension would not be visible from Coopers Close and therefore the proposal is judged to have a minimal, if any, impact on the visual amenity of the street scene or public amenity in general.
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 and as such it is recommended that the planning application be permitted.
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant’s agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommended Decision: Permitted
Date of Recommendation: 14.01.2015
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 Drawing Number: 01, 02 and 03 date stamped as received 8th December 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: 14-1-15
Determining officer (delete as appropriate)
Signed :... S22n0wett Chris Balmer Senior Planning Officer
Signed :... Sarah Corlett Senior Planning Officer
Signed :... Michael Gallagher Director of Planning and Building Control
Signed :... Jennifer Chance Head of Development Management
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