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The site is the residential curtilage of an existing dwelling situated at the northern end of Cronk Cullyn, a residential estate at the eastern end of Colby. The property is one of six which were the last to be constructed and all of which fall below the height restriction (39m contour) imposed on development by the Arbory and East Rushen Local Plan.
The dwelling is a single storey property with attached garage.
The site lies within an area designated on the Arbory and East Rushen Local Plan and draft Southern Area Plan as Residential.
Proposed is the extension of the property at the rear, providing a larger lounge/dining room and wet room, cloakroom and utility room.
The roof of the extension will be no higher than the existing and will extend the dwelling by 4.8m to the rear.
The provisions of General Policy 2 are applicable in this case:
"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 space 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 adverse 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."
In addition, the provisions of the local plan are also relevant insofar as development should not encroach above the 39m contour.
Planning permission was sought and granted for the extension of the property under PA 07/0914 but was not implemented, the Building Regulation approval lapsing.
The dwelling itself was permitted under PA 00/1456.
Highways and Traffic Division indicate that they do not oppose the application.
The extension will not increase the height of the existing dwelling and thus will not increase its visual impact as viewed from further afield, from the viewpoints which were of concern when the extension of the residential development was considered in the local plan. As such, it is unlikely that the extension will have any visual impact as it is screened by the existing dwelling and when seen from further afield, is screened by the surrounding dwellings. As such, it is considered to accord with the provisions of the Strategic Plan and the Local Plan.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
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.
Recommended Decision: Permitted
Date of Recommendation: 13.05.2011
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.
C 2. This permission relates to the extension of the property as shown in drawings 01A, 10 and 100A all received on 13th April, 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date: 23 May 2011
Signed: [Handwritten signature] Senior Planning Officer
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