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The application site is the curtilage of The Cottage, Main Road, Kirk Michael which is a two storey traditional cottage which adjoins the Butcher's shop. The dwelling is situated to the north west side of the Main Road and has a detached garage which is approximately 1m from the dwelling, this also abuts the highway. The rear garden is relatively small and there is only a distance of approximately 3m from the rear elevation of the extension to the rear boundary which is shared with a property off Christian Avenue. The application site is also in the Kirk Michael Conservation Area.
The application seeks approval for the erection of a lean to conservatory to the rear of the property. The conservatory would be uPVC with dwarf walls constructed of brick.
The previous planning applications are not considered specifically material in the assessment of the current application.
The application site is in an area zoned as "Predominantly Residential/Retail" identified on the Kirk Michael Local Plan 1994. The site is also in the boundary of the Kirk Michael Conservation Area. It is
appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).
Highways Division has not commented
Michael Commissioners have no objection
General Policy 2 requires that proposed developments do not adversely affect the character of the surrounding landscape or townscape. It also requires that proposed developments do not adversely affect the amenity of local residents. Environment Policy 35 requires development in Conservation Areas to preserve or enhance the character or appearance of the Area.
The conservatory would be constructed on the rear elevation of the existing single storey flat roof extension. The conservatory would be constructed of uPVC and would not incorporate traditional materials such as timber. However, it is at the rear of the property and would not be highly visible from the public thoroughfare.
The conservatory would be screened from view when travelling along the Main Road by the detached garage. Given that the conservatory would not be visible from the public thoroughfare it is considered that this would have a neutral impact on the character and appearance of the Conservation Area.
As mentioned above the rear garden is relatively small, with the construction of a lean to conservatory at the rear there would only be a distance of approximately 1.3m between the conservatory and the shared boundary. There is a wall on the shared boundary which is approximately 2m in height; the existing impact of overlooking from the application site is minimal, given that the extension would be single storey it is considered that overlooking would not increase.
Having visited the application site and the neighbouring property, the boundary wall appears to be sufficient to minimise loss of privacy.
For the above reasons the application is considered to be acceptable and is recommended for approval.
The local authority, Michael Commissioners 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.
Recommended Decision: Permitted Date of Recommendation: 26.08.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval 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 erection of a lean to conservatory as shown in drawings Location Plan, Site Plan, Plans and Elevations and Photographs received 19th July 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made: Permitted Date: 20 August 2011
Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: Jannice Jennifer Chance Development Control Manager
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