Planning Officer Report and Recommendation

Planning Report And Recommendations {{table:482053}} ### Considerations {{table:482048}} ### Written Representations {{table:482049}} ### Consultations {{table:482050}} {{table:482051}} 16.09.09 - no comment. {{table:482052}}

Officer's Report

The Site

The application site relates to the detached single storey property Thie Gennal (formerly Firwood), Foxdale Road, St Johns, Patrick. The property is situated on the western side of the highway set back approximately by 8 metres.

The Proposal

This application seeks approval for the erection of an extension to the rear elevation of the property which would provide additional living accommodation. The extension would be formed by continuing the roofline from the existing eaves level to form a lean to which would incorporate a set of folding doors to the rear along with a window to the north side and a further set of double doors to the south elevation. The extension would be finished to match the existing dwelling

Planning Status

The application site is located within an area identified as being residential use by the St Johns Local Plan. Within the Isle of Man Strategic Plan, the following area considered relevant to the consideration of this application:

General Policy 2, which 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:

• (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;
• (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;
• (I) 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."

Paragraph 8.12.1, which states: "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."

Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

97/01840/B sought approval for the erection of a pitched roof to replace flat roof of dwelling. 08/00363/B sought approval for window and door alterations. This was permitted.

Representations

Patrick Parish Commissioners have not commented on this application. The owner/occupiers of California, St Johns (to the west of the site) have written to inform that the mains water supply to their property runs through the garden of the application site. The Department of Transport Highways Division does not object to this application. The Department of Transport Drainage Division does not object to this application subject to a condition relating to surface water disposal.

Assessment

The proposed extension would be a relatively small addition to the existing dwelling and would retain a distance of at least 20 metres between the Thie Gennal and California to the west. The extension would be in-keeping in terms of its form, scale and use of materials with the existing dwelling and accordingly would not adversely affect the existing dwelling. The extension would not be readily visible from public vantage points.

The issues raised by the owners/occupiers of the property California are not planning issues and having consulted with the Isle of Man Water Authority it has been confirmed that the water mains pipe is privately owned. However it is judged appropriate to attach a note to the approval informing the applicant of the situation.

RECOMMENDATION Permit.

PARTY STATUS 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:

Patrick Parish Commissioners The owner/occupiers of California, St Johns (to the west of the site) The Department of Transport Highways Division The Department of Transport Drainage Division

Recommendation

Recommended Decision: Permitted Date of Recommendation: 23.09.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 erection of an extension to the rear elevation of Thie Gennal, Foxdale Road, St Johns, Patrick as shown by PLAN 1, PLAN 2, PLAN 5B, PLAN 6A-D, PLAN 7A-B, PLAN 8, AGL-IOM 001, and AGL-IOM 002A all received 29th July 2009.

A a C 3. The external finishes of the extension must match those of the existing building in all respects.

C 4. There must be no discharge of surface water to the main foul sewer.

N 1. The applicant is advised that the mains water pipe serving the adjacent property California runs through the application site. Adequate precautions should be in place during construction works in order to safeguard the water supply.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : 28 September 2009

Signed : [Signature] Senior Planning Officer