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The application site represents the residential curtilage of 105 Ballamaddrell, Port Erin. The existing property is a single storey terraced bungalow located on the East side of Ballamaddrell it adjoins 103 and 107 Ballamaddrell. The site is located in an area of "Predominantly Residential Use" identified on the Port Erin Local Plan 1990 Planning Circular 12/90 and is zoned as "Residential" on the Draft Area Plan for Port Erin (October 2009)
Proposed is a single storey extension to the rear of the property, providing additional living accommodation. The extension would measure approximately 4m x 3.7m and would have a window to the rear elevation and a door to the side elevation. The floor area would measure approximately 14.8m² which would be acceptable under Permitted Development, however the extension would be nearer to the footpath that bounds the curtilage of the dwelling.
There are no previous planning applications for this site.
The application site is located within an area zoned for "Predominantly Residential Use" identified on the Port Erin Local Plan 1990, and the Draft Area Plan for Port Erin (October 2009), therefore it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007) in the assessment of the proposal.
CONSULTATION Port Erin Commissioners wish to defer. Highways Division have made no comment with regard to the application.
Given that the proposed development is for residential use, and conforms to the land use zoning, it is appropriate to consider the relevant points from General Policy 2: "(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
Having assessed the proposed development against the above policy, the proposal is considered acceptable by reason of the siting, scale and design.
There is an existing footpath to the rear of the property which bounds the curtilage of the dwelling. The footpath is used to access the rear of the properties on the terrace. It is considered that the proposed extension would not have a harmful impact on the building as viewed by the public from the footpath, due to properties in the area having extensions of similar design and scale. Although the flat roof design is unattractive, it remains in keeping with the property and those within the street, and the extension is overall considered to be a modest addition to the dwelling, and would not have an overbearing impact on the neighbouring property, which already has a similar extension.
107 Ballamaddrell has an existing single storey extension to the rear, and it is considered that the proposal would not be too dissimilar to that of the neighbouring property. The extension would measure approximately 4 m in width and 3.7 m in length. It would be approximately 1.1 m from the boundary that is shared with 107 Ballamaddrell, but would project 1.7 m further at the rear than the extension of 107. There would be no impact of overlooking as there would be no windows on the side elevation, only a door, which would face the external wall of the extension of no.107.
It is considered that the proposal would not harm the amenity of local residents, and it would still provide sufficient outdoor amenity space in itself.
It is appropriate to consider Paragraph 8.12.1 in the assessment of the proposal: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
Having assessed the proposal against the above it is considered acceptable in that it would not adversely impact adjacent property or the surrounding area, and it is neither a Registered Building or within a Conservation Area.
For the above reasons the application is considered acceptable, and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
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.
Recommended Decision: Permitted
Date of Recommendation: 28.04.2010
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 permission relates to the erection of an extension to the rear elevation shown in drawing W/68/4 received 18th March 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date :
Signed : Senior Planning Officer
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