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The application site comprises the curtilage of a detached dwelling that is located within Ballasteen Drive in Andreas.
The proposed development comprises of the erection of an extension onto the side of the dwelling.
The application site has not been the subject of any previous planning applications that are considered to be specifically material to the assessment of this current planning application.
Andreas Parish Commissioners have no objection to the planning application. The Department of Transport Drainage Division do not oppose the planning application. The Isle of Man Fire and Rescue Service recommend the installation of smoke detectors.
The owner and/or occupant of 2 Ballasteen Drive, which neighbours the application site, objects to the planning application. The grounds for their objection can be summarised as concern that the proposed extension would protrude beyond the building line, that it would block their view of the countryside, that it would result in
unacceptable loss of light and overlooking that would adversely affect their privacy. They also suggest that there is no need for the proposed extension
In terms of land use planning the application site is located within an area designated as existing predominantly residential use under the 1982 Development Plan Order.
In terms of strategic plan policy, although the Isle of Man Strategic Plan contains policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that there are no specific policies within the plan that are material to the assessment of this current planning application.
The planning application seeks approval for the erection of an extension onto the side of the existing dwelling to provide an additional bedroom with en-suite bathroom.
The proposed extension is considered to be relatively modest and in keeping with the scale, form and character of the existing dwelling. In terms of the concerns of the neighbouring property it should be noted that there is no policy presumption against development forward of a building line and, if there were, in this instance it is difficult to see where any such established building line would be. Given the position, extent and height of the proposed extension it is concluded that it would not unduly affect levels of light currently enjoyed nor adversely affect amenity. It should be noted that the additional window referred by the objector is an en-suite bathroom window and will be conditioned to be glazed with obscured glass. As regards their other concerns, there is no right to a view in terms of planning meaning that the effect of development on any such view cannot be reason for refusal and there is no requirement for an applicant to justify general domestic scale extension.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Andreas Parish Commissioners; The Department of Transport Drainage Division; and The owner and/or occupant of 2 Ballasteen Drive.
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Isle of Man Fire and Rescue Service.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 25.04.2008 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
25 April 2008 08/00224/B Page 2 of 3
C 2. This approval relates to drawing no. PJRB/01/001 date stamped the 6th February 2008 and drawing no. PJRB/01/002A date stamped the 12th March 2008.
C 3. There must be no discharge of surface water to the main foul sewer. C 4. The glass in en-suite bathroom window within the extension must be glazed and maintained thereafter using frosted glass. The level of obscuration used must be no less than level 5 as detailed on the Pilkington's textured glass range or equivalent.
N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date :
Signed : Mrs F Mullen Senior Planning Officer
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