Officer Planning Report

Planning Report And Recommendations {{table:323491}} ## Considerations {{table:323487}} ## Written Representations ## Consultations {{table:323488}} {{table:323489}} {{table:323490}}

Officer's Report

Site

The application site forms the residential curtilage of Hedges, Port Lewaigue Close, Port Lewaigue, Ramsey which is part of a pair of two storey semi-detached properties, located on the eastern side of Port Lewaigue Close.

Proposal

The application seeks approval for the alterations to existing sun room extension. The proposal would have a rear projection of 3 metres, a width of 5.7 metres and a maximum height of 4.3 metres.

Department Policies

The application site is within an area recognised as being an area of "existing residential use", under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.

• Isle of Man Development Plan Order 1982

Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-

"General

Policy 2: 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."

Planning History

The following planning application is considered relevant in the assessment and determination of this application: Replace existing roof tiles with slate - 11/00063/B - APPROVED Conservatory extension to rear of dwelling - 99/00297/B - APPROVED Extension to create additional living accommodation - 92/00239/B - APPROVED Erection of double garage - 90/01295/B - APPROVED

Representations

Maughold Parish Commissioners:-

"No objection"

The Water and Sewerage Authority have considered the scheme and have no objection to the proposals subject to informative note be attached.

The Planning Authority has received no privately written representations objecting to the proposal.

Assessment

The proposed sun room extension would replace an existing conservatory with a similar footprint.

Currently, the southern boundary shared with the neighbouring property 'North Barrule' consist of a 3 metres high mature hedgerow and a 3 metre high wall (existing conservatory wall).

It should be noted the neighbour has erected a large single storey extension which has a projection from the original rear elevation of the property of 8.5 metres, albeit away from the boundary by 1.5 metres, increasing to 2.5 metres.

The proposal would increase the height of development on the boundary; however, this would not have a significant impact upon the residential amenities of the neighbouring property, given the existing boundary treatment and given there is an existing conservatory in place which would be similar in size.

In terms of the visual appearance of the proposal, it is considered a vast improvement over the existing uPVC conservatory and would be beneficial to the visual appearance and character of the property.

Recommendation

It is considered that the proposal would be comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and for the reasons set out in this report, it is recommended that the application be approved.

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:-

Maughold Parish Commissioners The Water and Sewerage Authority

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 19.05.2011

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 to existing sun room extension as proposed in the submitted documents and drawings 11 788 01, 11 788 02, 11 788 03, 11 788 04 and 11 788 05 all received on 12th April 2011.

C 3.

The external finishes of the extension must match those of the existing building in all respects.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control / Senior Planning Officer.

Decision Made: Permitted Date: 23/5/11

Signed: Michael Gallagher Director of Planning and Building Control (Delete as appropriate) Jennifer Chance Senior Planning Officer