Planning Officer Report

Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. The application seeks permission for alterations to a two storey semi detached property in a residential area. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of Torpoint, Queen's Road, Port St Mary which is a two storey semi detached property which is accessed from a driveway off Queen's Road, the site is to the western side of Queen's Road.

1. The application site adjoins Far End which is also two storey. The pair of semi's are have some 1930's features such as the bay windows on the front elevation.

The Proposal

1. The application seeks approval for the alterations to the property which include the installation of white uPVC double doors in the front elevation of the kitchen extension to replace the existing window. Also proposed is the installation of a window in the rear elevation of the kitchen extension to replace a door and window.

1. Also proposed is the increase in height of the lean-to roof of the kitchen extension. The roof tiles of the extension would be finished to match the existing.

Planning History

1. The previous planning applications are not considered to be 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. Given the nature of the application it is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

1. 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:

Application No.:	12/00694/B
Applicant:	Miss Donna Marie Boyle
Proposal:	Window and door alterations and alteration to roof height of side extension
Site Address:	Torpoint Clifton Road North Port St. Mary Isle Of Man IM9 5HB

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.

Consultations

1. Port St Mary Commissioners have no objections.

Assessment

1. The proposed window and door alterations are considered to be a fairly minor alteration to the property, given that the property is not visible from the main public thoroughfares it is considered that this would not have a harmful impact on the character and appearance of the street scene.
2. In terms of raising the height of the lean-to roof it is again considered that this would be a fairly minor alteration which again would not adversely affect the character and appearance of the property or the surrounding area in general. It would not increase the number of windows and therefore would not result in undue overlooking of the neighbouring properties.
3. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Port St Mary 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 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 permission relates to the alterations as shown in drawings PA/01, PA/02 and PA/03 received 10th May 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: 2/7/12

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