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The site represents the curtilage of an existing terraced property which backs onto the harbour side and fronts onto Lime Street. The property has two projecting rear annexes and a long flat roofed garage which is accessed from the harbour. Also defined in blue is the curtilage of number 19 Lime Street.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Residential.
Planning permission has been sought and granted for the erection of a garage under PA 95/1497 and alterations to this property and the property alongside to form a single dwelling - PA 08/0334.
Proposed now is the creation of a balcony on part of the flat roof over the garage and the upward extension of the existing lean-to single storey annex to create a new extension to match the height and profile of the existing annex. The first floor level would be mainly glazed and would project 1.2m further forward than does the existing rear annex. The garage would not be altered other than the removal of a small rear area which is too narrow to use for car parking. The balcony will extend out around 2.5m beyond the rear wall of the first floor of the new extension.
Port St. Mary Commissioners indicate that they have no objection to the application.
There have been a number of recent applications for alterations to the rear of the properties fronting onto Lime Street but backing onto the harbour. In particular, PA 06/0923 is relevant and proposed a first floor extension over the existing rear garage and was refused for a number of reasons including "the inclusion of a balcony accessed via a patio window in the north western elevation of the proposed extension is likely to result in an unacceptable loss of privacy for occupiers of the adjoining property, number 16, Lime Street". Whilst the adjoining property to the north west in the case of the present application, is in the ownership of the applicant, the amenities of this property must be considered as if it were a dwelling in separate ownership.
The use of the garage as usable accommodation will affect the privacy of those in 19, Lime Street and whilst the applicants own that property as well as the application site, this will affect the amenities of that property, and possibly is saleability and/or value, which are not material planning considerations.
However, the rear garden of 19 Lime Street is not particularly private and a clear public view is already available through the vehicular access from the harbourside. There is also an element of overlooking from the upper floor windows of number 20. On this basis and that the applicants are clearly aware of how the proposals will affect the adjacent property and that future occupants will be aware of this before purchasing or leasing the property, it is recommended that the application is permitted.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 21.07.2008
N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the alterations and extensions shown in drawings 1386-01 and -02 both received on 27th May, 2008.
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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