Planning Officer Report

Planning Officer Report And Recommendations {{table:16520}}

Officer's Report

The Application Site

1. The application site comprises the residential curtilage of a detached dwelling located on Main Road, Kirk Michael.

The Proposal

1. The proposal comprises window and door alterations, roofing works and replacement of an existing fence with a wall. The proposal comprises the relocation of a front door using an existing window opening, the replacement of an existing front door with a window to match existing windows, the replacement of an existing door and window with new window, the blocking up of an existing door and replacement with timber cladding to match existing, the replacement of a uPVC chainlink fence with a stone wall, the installation of sunpipes to provide additional natural light to rear, the installation of rooflight on rear and the replacement of lean-to slate roof with concrete tile roof to rear.

Planning History

1. Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.

Planning Policy

1. In terms of local plan policy, the application site is located within a wider area of land that is designate as residential and retail under the Isle of Man Planning Scheme (Kirk Michael Local Plan) Order 1994. The application is also with a Conservation Area.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:

"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."

1. Environment Policy 35 states:

"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

Representations

1. Michael Commissioners have no objections to the planning application.
2. The Department of Infrastructure Highways Division do not oppose the planning application.

Assessment

1. The planning application proposes a number of relatively minor alterations that are intended to improve the appearance and usability of the dwelling, which is made up of two former dwellings that are now joined together. The proposals, which do not affect private amenity or highway safety, improve the visual appearance of the property and its setting in the street scene. As such, the proposal has an acceptable impact on public amenity and should preserve, and even potentially enhance, the character of the Conservation Area. The proposal is not considered to affect any other obvious material planning consideration.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Michael Commissioners.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 13.03.2012

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 approval relates to drawing no.s 01, 02, 03, 04, 05 and 06 date stamped the 20th January 2012.

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 : 15-3-12

Determining officer (delete as appropriate)

Signed : ... 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