Officer Planning Report Recommendation

Planning Report And Recommendations {{table:7557}} ### Considerations {{table:7553}} ### Written Representations None received at time of drafting report ### Consultations {{table:7554}} {{table:7555}} {{table:7556}}

Officer's Report

The Site

The application site represents the residential curtilage 7 The Millrace, Sulby which is a two storey detached property located on the southern side of The Millrace and southwest of the Sulby Bridge.

The Proposal

This application seeks approval for the alterations and erection of a two storey extension to dwelling. The existing integral double garage would be demolished and replacement by a two storey extension with a width of 6.9 metres, a depth of 7.2 metres and a ridge height of 7.4 metres.

The only difference between this application and the recently approved application, is this new submission proposes two garages rather than one.

Planning Status

The application site is within an area recognised as being an area of "residential use" under the Sulby Local Plan Order 1998. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.

Relevant policies include:

• Sulby Local Plan Order 1998
• The Isle of Man Strategic Plan (20th June 2007)

Due to the site location, zoning and the type of proposal, the following policy is 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

There have been previous planning applications submitted on the site and these are as follows: Alterations and erection of a two storey extension to dwelling - 11/00126/B - APPROVED Erection of conservatory - 00/00733/B – APPROVED Erection of dwelling and garage - 97/00200/B – APPROVED

Representations

The Department of Transport Highways and Traffic Division:- "Do not oppose."

The Water and Sewerage Authority make no comments on the merits of the application but ask for an informative note be attached.

The Authority has received no other privately written representations objecting to the application.

Assessment

The introduction of a two storey side extension would replicate similar extensions to properties along The Millrace.

The design, proportion and form all take references from the existing dwelling and therefore would be appropriate and in keeping with the existing property and would not introduce an incongruous feature to the visual detriment within the street scene or upon the existing dwelling.

The proposal would be sited on the existing footprint of the single storey integral garage. Due to this position, size and orientation in relation to the neighbouring property, the proposed extension would not have significant impacts upon the residential amenities (overlooking, overbearing impact and/or loss of light) of the neighbouring property, namely Nr 6 The Millrace.

Recommendation

In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the development would be acceptable to the Isle of Man Strategic Plan (June 2007).

Party Status

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

• Lezayre Parish Commissioners
• 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: 13.06.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

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 alterations and erection of a two storey extension to dwelling as proposed in the submitted documents and drawings 10 0715 01, 10 0715 02, 10 0715 03 REV C, 10 0715 04 and 10 0715 05 all received on 6TH May 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 Senior Planning Officer.

Decision Made : Permitted Date: 28 24/6/11

Signed: Amance Jennifer Chance Senior Planning Officer Delete as appropriate

Signed: Michael Gallagher Director of Planning and Building Control