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| Application No.: | 12/00064/B |
| Applicant: | Mr Kevin Broadbent |
| Proposal: | Extension to rear elevation |
| Site Address: | Glen Shoggill Ballafurt Road Port Erin Isle Of Man IM9 6HP |
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 15.02.2012 |
| Site Visit: | 15.02.2012 |
| Expected Decision Level: | Officer Delegation |
1.1 The application forms the residential curtilage of Glen Shoggill, Ballafurt Road, Port Erin, which is part of a row of three, two storey terraced properties (mid-terrace), located to the south-eastern side of Ballafurt Road.
1.2 A real lane runs along the rear boundary of the site, which also serves all the terraced properties along Ballafurt Road. The lane provides vehicle access to some of the properties.
2.1 The application seeks approval for the extension to rear elevation. The proposal flat roofed single storey extension would have a rear projection of 4.2 metres, a width of 3.1 metres and a height of 3.3 metres.
2.2 The proposal involves the demolition of a existing rear outbuilding on a similar footprint to the proposed extension.
3.1 The application site is within an area of 'residential use', under the Port Erin Local Plan Order 1990. The site is neither within a Conservation Area nor within an area of High Landscape or Coastal Value and Scenic Significance.
3.2 It should also be noted that under the Modified Draft Area Plan for the South the application site is again within an area of 'residential use'. The site is not proposed to be within a proposed Conservation Area.
3.3 Due to the zoning of the site and the proposed works the following policy are relevant in the determination of the application:
"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:
4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.
5.1 Highways Division and Port Erin Commissioners have approved the application.
6.1 The main issues with the proposal is whether the scheme would have an acceptable impact upon the visual amenities of the street scene and whether the proposal would adversely affect the amenities of the neighbouring residents, namely 'Clerehithe' and 'Corlea'. 6.2 In terms of the visual appearance, the proposal from the Ballafurt Road is very well screened given the proposal is to the rear of the property. From the entrance of the rear lane (accessed onto St Georges Court) again the proposal would be well screened given neighbouring buildings and landscaping screening views of the extension. 6.3 The proposal will be apparent from the rear lane and given its flat roof design is perhaps not the ideal roof design. However, a number of flat roofed extensions (single and two storeys) have been erected to a number of nearby properties, and therefore the proposal would not appear out of place within the existing street scene when viewed from the rear lane. 6.3 In terms of the impact upon neighbouring amenities, the first property potentially impacted by the development would be 'Clerehithe' which is the property to the southwest of the site. The proposal would run along the boundary by shared with this property. It should be noted the ground level between the two sites differs; the application site is approximately 0.5 metres lower. Also there is an existing boundary wall which has a height of 2 metres (measured from application site) which is approximately 1.5 metres high when viewed from neighbouring property. Consequently, the proposed extension from the neighbouring property would appear to have a height of approximately 1.2 metres above this boundary wall, giving an overall height (proposal and wall) of 2.8 metres. 6.4 There was initial concern that the proposal would involve its foundation extending into the neighbouring property. However, a letter from the current owners has confirmed they have no objection to this or to the extension. 6.5 Given the level differences between the sites and the modest size and height of the proposal, it is considered the proposal would not have a significant impacts upon the residential amenities (loss of light, overbearing impact and/or loss of privacy) of the neighbouring property 'Clerehithe'.
6.6 The second property potentially affected by the proposal would be 'Corlea' which is to the northeast of the site. The only potential impact would be overlooking caused by the proposed side widow (kitchen). This is proposed within the north-eastern elevation of the extension, which directly faces towards the rear yard of 'Corlea'. However, visiting the site and area, the neighbouring garden would be largely screened by the neighbouring garage block and outbuilding which runs along the majority of the shared boundary and a hedgerow (approximately opposite the proposed window). It should also be noted there would be little if no overlooking from the proposed window into the neighbouring property, given the location and orientation of the proposal in relation to the neighbouring properties windows.
7.1 Overall, it is considered the proposal would comply with the relevant policy of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
Port Erin Commissioners
8.2 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.
Isle of Man Strategic Plan.
Recommended Decision: Permitted
Date of Recommendation: 07.03.2012
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 approval relates to the extension to rear elevation as proposed in the submitted documents and drawing 11/57/01 all received on 18th January 2012.
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 Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 8/3/12
Signed : G. W. W. Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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