Officer Planning Report

Planning Report And Recommendations {{table:192139}} {{table:192140}} {{table:192141}} {{table:192142}} {{table:192143}} ## Considerations ## Written Representations ## Consultations

Officer's Report

The Site

The application site represents the curtilage of 18 King Orry Road, Glen Vine, Marown. The property is a split level detached dwelling set within a residential area of similar properties.

Planning Status

The application site is located within an area identified as being Proposed Residential Use by the 1982 Development Order and the area has been developed as residential estate subsequently. The site is not within a Conservation Area.

With the adopted Isle of Man Strategic Plan, the following are considered relevant in the assessment and determination 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;
• (l) 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

There are no previous planning applications considered relevant in the assessment and determination of this application.

Representations

Marown Parish Commissioners have indicated no objection to the proposal. The Department of Transport Highways Division does not oppose this application. The Department of Transport Drainage Division does not oppose this application but attaches a standard condition relating to surface water. We have received no privately written representations in relation to this planning application.

The Proposal

This application seeks approval for the erection of a single storey extension to the side and rear of the property to provide additional living accommodation. The extension would extend the existing single storey part of the existing dwelling maintaining a hipped roof. All materials proposed would match the existing dwelling in all respects.

Assessment

The issues to be considered in the assessment of this proposal are any impacts upon adjacent properties and impacts upon the existing building and surrounding area in general.

The proposed extension would have one window in the side elevation however this would be fitted with frosted glazing whilst the neighbouring property is set back further than the proposal site and at a higher level. It is therefore considered that this proposal would not result in any additional overlooking.

The proposed extension would be in-keeping with the existing property in terms of design and proportion and would not detract from the surrounding area.

Recommendation

It is recommended that the application be approved.

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:

Marown Parish Commissioners. The Department of Transport Highways Division. The Department of Transport Drainage Division.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 07.03.2008

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 permission relates to the erection of an extension as shown by the plans and information HLK/07/0191/1, HLK/07/0191/2, HLK/07/0191/3, HLK/07/0191/4 and Photograph Sheet x 1 submitted and date stamped 21st December 2007.

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 (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.

The application states that the surface water from the proposed development is to be discharged to the "existing drainage". If this "existing drainage" discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date : 11/13/08

Signed : _________________________ Mrs F Mullen Senior Planning Officer