Officer Planning Report

Planning Report And Recommendations {{table:11082}} ### Considerations {{table:11078}} ### Written Representations None received at time of drafting report ### Consultations {{table:11079}} {{table:11080}} {{table:11081}}

Officer's Report

Introduction

1. The application seeks permission for erection of a replacement porch in a predominantly residential area. The proposal is considered to be acceptable and in accordance with General Policy 2 of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of Spring Bank, Bride Road, Andreas which is a traditional two storey dwelling. The dwelling has retained many of its traditional features such as chimney stacks on the gable ends, sliding sash windows albeit u PVC sliding sash, and what looks to be the original porch. It has had a more recent addition of a lean to conservatory on the side elevation. This element does not contribute to the character of the building.

The Proposal

1. The application seeks approval for the erection of a replacement front porch. The proposed porch would measure approximately and would be masonry cavity wall construction with

uPVC framed glazing. The porch would have a pitched roof and would be finished with natural slate to match the existing house.

Planning History

1. The previous planning applications are not considered specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is in an area zoned as "Predominantly Residential Use" identified on the 1982 Development Plan. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

Consultations

1. Andreas Commissioners have not commented
2. Highways Division has not commented
3. Isle of Man Water and Sewerage Authority have commented on the application.

Assessment

1. 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 or the character of the locality.
2. The porch would be a fairly modest addition to the front elevation of the property, and would be slightly larger than the existing. The finish of the proposed porch would be similar to the existing lean to conservatory.
3. The proposed porch would not have the delicate detailing that the existing porch has; neither does it make use of traditional materials. However, the application site is in a residential area and is not within a Conservation Area. Therefore there is not the requirement to preserve or enhance the character and appearance of a property.
4. It is considered that the proposed porch would not contribute to the character and appearance of the property, but in terms of complying with General Policy 2 it is judged that the proposed development would not adversely affect the character of the surrounding landscape or townscape. It is also judged that the proposal would not adversely affect the amenity of local residents.
5. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Andreas 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.
2. 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

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 permission relates to the erection of a replacement front porch as shown in drawings 01 and 02 received 15th August 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 : 28/9/11

Signed : Michael Gallagher Director of Planning and Building Control Delete as appropriate

Signed : Jennifer Chance Development Control Manager