Officer Planning Report Recommendation

Application No.: 10/00871/B Applicant: Mrs Judith Anne Noakes Proposal: Erection of conservatory to rear elevation Site Address: Montreux 52 Ballanard Road Douglas Isle Of Man IM2 5HE ### Considerations Case Officer : Miss Laura Davy Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Drainage Services Manager Notes: No objection Consultee : Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications. Consultee : Douglas Corporation Notes: No objection

Officer's Report

The Site

The application site represents the curtilage of Montreux, 52 Ballanard Road, Douglas. The existing property is a single storey detached dwelling with further accommodation available in the roof space. The site is situated to the North East of Ballanard Road.

The Proposal

Proposed is the erection of a conservatory to the rear elevation. The conservatory would measure approximately and would be constructed of white uPVC. The conservatory would be erected off the existing kitchen/dining room.

Planning History

The previous planning application is considered specifically material in the assessment of the current application:

PA 05/00577/B Erection of garden summerhouse The above application was permitted 17 August 2010 10/00871/B

Development Plan Policies

The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. It is appropriate to consider the relevant points from General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).

Consultations

The Drainage Services Division has no objection In principle subject to: The proposed development must be connected to the public sewer(s), in accordance with the requirements of the Department of Transport Drainage Division. Disposal of surface water - Preferred Option (Control and Disposal of rainwater at source) Disposal of domestic surface water via a private soakaway, located within the property boundary, which must be in accordance with Part H of the Building Regulation. A necessary percolation test must be undertaken and witnessed by Douglas Corporation Building Control Officer to determine ground suitability. Disposal of Surface Water - Specified Option The proposed method of surface water disposal contained within the Planning Application is via a piped drainage system connecting to the combined public sewer. This will only be permitted if the site ground conditions are proven not to be suitable for soakaway. It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation. There must be No discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(S) so as to comply with the requirements of the Department of Transport, Drainage Division and the Sewerage Act 1999. Highways Division do not oppose as it has no traffic management, parking or road safety implications. Douglas Corporation has no objection.

Assessment

Given the nature of the application it is appropriate to consider the relevant points from General Policy 2 which are: "(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;
• (g) does not affect adversely the amenity of local residents or the character of the locality."

It is also appropriate to consider Paragraph 8.12.1 of the Strategic Plan, which states: "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."

The application seeks approval for the erection of a conservatory to the rear elevation, the proposed conservatory is judged to be a modest addition to the existing property.

The proposed conservatory would be approximately 6 m from the side boundary which is shared with No. 50 Ballanard Road and approximately 7.5 m from the side boundary which is shared with the neighbouring property "Silverburn". The height of the conservatory would be approximately 3.5 m .

The proposed conservatory would not be visible from the public thoroughfare, as it would be screened by the building and the existing boundary treatment; it is considered that the proposal would not be harmful to the appearance and character of the street scene.

Given the distance between the proposed conservatory and the neighbouring properties it is considered that the proposal would not have a harmful impact on the amenities of local residents.

For the above reasons the application is considered to be acceptable, and is recommended for approval.

Party Status

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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 17.08.2010

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : 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 conservatory shown in drawings 1, 2 and 3 received 9th June 2010.

N 1. A necessary percolation test must be undertaken and witnessed by Douglas Corporation Building Control Officer to determine ground suitability.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date :

Signed: ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................