Officer Planning Report Recommendations

Planning Report And Recommendations {{table:102034}} {{table:102035}} {{table:102036}} {{table:102037}} ### Considerations {{table:102038}} ### Written Representations ### Consultations ### Policy

Officer's Report

The site represents the domestic curtilage of an existing dwelling located The Crescent and the Main Road (A2) through, and on the western side of Baldrine.

The site is within an area designated as Residential on both the 1982 Plan and the emerging Laxey and Lonan Plan which has been the subject of a public inquiry in May 2002.

Proposed here is the removal of an existing single storey hipped roofed annex on the northern side of the house, and its replacement with a taller extension, bringing the ridge of the annex in line with

that of the main house (that is, 3m higher than the existing. This has no adverse impact on the appearance of the dwelling. It does, however, bring the full height gable closer to the southern gable of "Tristan". This in itself is not objectionable, but there is presently a window in this gable which will be 2m closer, bringing it from 8m to 6m. The windows in "Tristan" which are affected are the ground floor lounge which is a high level window (albeit one could look down from the new extension into the window) and an upper floor bedroom. Rather than actually causing overlooking, the window in the new gable would cause an uncomfortable impact. I did ask the applicant to consider installing a dormer on the front pitch and omitting the new window. However the applicant has explained that this is not possible without re-constructing the roof.

The neighbour at "Tristan", invited me to view the existing situation from the house. Mr. Cannan is a member of the Planning Committee. He has not objected to the application although expressing concern regarding the window. The frosting of the glass in this window would help.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 01.07.2005

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 alterations and extensions shown in drawing reference 04/2304/1 (c) received on 10th May, 2005.

C 3. The window in the northern gable must be fitted with obscured glass so as to prevent overlooking of the property to the north and to mitigate the impact of the bringing closer of this gable and the window in relation to the southern gable of "Tristan".

Decision Made : ... Committee Meeting Date : ...