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Application No.: 15/00772/B Applicant: Carole & John Hollis Proposal: Extension to dwelling (comprising extension to decking approved under PA 14/01392/B) Site Address: Willowmead Ballaughton Meadows Douglas Isle Of Man IM2 1JG Case Officer : Mr Jason Singleton Photo Taken: 30.07.2015 Site Visit: 30.07.2005 Expected Decision Level: Officer Delegation
Officer’s Report APPLICATION SITE
1.1 The application site is the residential curtilage of Willowmead, Ballaughton Meadows, Douglas which is a modern single and two storey dwelling located to the south-eastern side of Ballaughton Meadows which forms a residential cul-de-sac THE PROPOSAL - 2.1 Proposed is an extension (2.3m x 1.8m platform) which would be adjacent to the balcony which projects out 1.5 metres from the rear of the rear extension and will have a width of 9 metres. This aspect is seen as an addition to that approved under PA 14/01392/B. PLANNING HISTORY - 3.1 The application site has been the subject of one previous planning applications which was granted planning permission and considered materially relevant to the assessment of this current planning application: PA 14/01392/B Erection of extension to rear elevation to replace existing conservatory. Approved. PA 93/01145/B Construction of conservatory. Approved. PA 00/00957/B Extension to dwelling. Approved. DEVELOPMENT PLAN POLICIES - 4.1 In terms of local plan policy, the application site is within an area designated as an area of 'predominantly residential use' under the Douglas Local Plan. The site is not within a Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. - 4.3 General Policy 2 states; "Development which is in accordance with the land use zoning and proposals in the Area Plan and with other policies of this strategic plan will normally be permitted, provided that the development":
REPRESENTATIONS
5.1 No representations were received at the time of writing. ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this current planning application are the impacts of the proposed development on the character and appearance of the existing dwelling and upon the visual amenity (overlooking, loss of light and/or overbearing impact) on the neighbouring properties and the surrounding area.
6.2 It was noted when visiting, the existing conservatory and raised decking areas already achieves clear views to part of the garden of Nr 4 Ballaughton Meadows, which is immediately to the north of the site. Considering the previous approval 14/01392, 'the proposed new extension would include two large windows within the north elevation, which would also face part of the garden of Nr 4. It is noted; however, that the area of glazing within this elevation is a reduction, compared to the existing conservatory'.
6.4 It is also noted there are existing decked areas provide the opportunity to overlook the garden of Nr 4; however, again, it is considered also the proposed balcony extension or addition of the platform would have no more of an impact than the existing decking or the proposal as previously approved.
6.3 In relation to the potential visual impact upon the street scene, the proposal would not be apparent from the cul-de-sac. The conservatory is located to the rear of the dwelling. - 6.4 Overall, it is considered that the overall level of development contained within the proposal is relatively modest and in keeping with the character of the dwelling, with suitably limited impact on the neighbouring properties. As such the proposal does not adversely affect public or private amenity.
RECOMMENDATION
7.1 Overall, it is concluded that the planning application is in accordance with General Policies 2, of the Isle of Man Strategic Plan 2007 INTERESTED PERSON STATUS - 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.
Recommendation Recommended Decision: Permitted
Date of Recommendation:
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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 the Location Plan, Site Plan and drawing reference numbers 1296-001; 1296-002; 1296-002A all date stamped as received 10th July, 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.
Decision Made : Permitted Date : 18.08.2015 Determining officer
Signed :………M GALLAGHER.. Michael Gallagher Director of Planning and Building Control
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