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The application site comprises the curtilage of a detached dwelling that is located on the northern side of Strang Road in Union Mills, Braddan.
The proposed development comprises of alterations to and extension of the dwelling.
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
Braddan Parish Commissioners state that whilst they do not object to the planning application they have some concern regarding the proximity of the proposed development to adjacent properties.
The Department of Transport Highways Division do not oppose the planning application.
The Department of Transport Drainage Division do not oppose the planning application.
The owners and/or occupants of Anglers Walk, which is located opposite the application site, object to the planning application. The grounds for their objection can be summarised as concern regarding visual impact, impact on privacy, drainage arrangements and the impact of construction.
The owners and/or occupants of Sedbergh, which directly neighbours the application site, object to the planning application. The grounds for their objection can be summarised as concern regarding the proximity to the boundary, the visual impact, the effect on privacy, the position of flue and the impact of construction.
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Braddan Parish District Local Plan. There are no policies with Planning Circular 6/91, the written statement that accompanies the local plan, which are considered specifically material to the assessment of the planning application.
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 alterations to and extension of the dwelling contained within the application site. The proposal basically comprises of the extension of the roof across the area that contains the existing detached garage to provide a kitchen a ground floor level and extend an existing bedroom within the roofspace.
The two main considerations in terms of the assessment of the proposed development are the visual impact on the street scene and the impact on surrounding residential amenity.
In terms of visual impact on the street scene it is considered that the appearance of the proposed development is similar to the form of other dwellings found within the surrounding area. In this respect the proposal will not unduly affect the overall street scene.
In terms of impact on surrounding residential amenity it is considered that, although the proposed extension results in built development closer to the boundary with the neighbouring property, the form of the proposal is acceptable. The roof of the proposed extension slopes downwards towards the boundary and should therefore have a suitably limited effect on the amenity of the neighbouring property.
Given the form of the proposed development and it position it is concluded that the proposed development will have a suitably limited effect on the properties on southern side of Strang Road. At a domestic scale the issue of disturbance from construction is not a material planning consideration as any such disturbance is temporary in terms of duration. The effect of construction on existing property is a civil matter outside of the remit of planning. As such, neither of these issues are grounds for refusal of a planning application.
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: Braddan Parish Commissioners
The Department of Transport Highways Division; The Department of Transport Drainage Division; and The owners and/or occupants of Sedbergh.
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 owners and/or occupants of Anglers Walk.
Recommended Decision: Permitted Date of Recommendation: 08.07.2008
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 location plan and drawing no.s 1.7096-102-00, 2.7096-001-00 and 2.7096-101-01 rev. A date stamped the 22nd April 2008.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted Date: 3/7/08
Signed: _________________________ Mrs F Mullen Senior Planning Officer
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