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Application No.: 10/01620/B Applicant: Mr Christopher \& Mrs Andrea Worsfold Proposal: Alterations, creation of a patio area and doorway to rear elevation Site Address: Cliftonville Fistard Port St. Mary Isle Of Man IM9 5PQ ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Port St Mary Commissioners Notes: no objection.
The site is the curtilage of an existing dwelling situated on the northern side of Fistard Road. The property is a traditional two storey cottage which fronts onto the main road. To the rear there is a garden whose level is approximately half a storey higher than the ground floor level within the property.
The site lies within an area designated as Residential on the Town and Country Planning (Development Plan) Order 1982 and the draft Southern Area Plan which was published on 23rd October, 2009.
The property was altered and refurbished under the provisions of PA 01/2075 and a parking bay was created under PA 07/0352.
Now proposed is the excavation of part of the area to the rear of the back of the property to create a small patio area with a new set of folding doors installed. The patio will have an area of 4.5 m by 3.5 m and will have retaining walls up to a height of 1 m .
Highways and Traffic Division and Port St. Mary Commissioners do not object to the application
The proposal should be considered in respect of General Policy 2 which 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 space 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 adverse 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; I) 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."
In this case the works are all out of the public view and do not result in any adverse impact either on the character of the property or the amenities of those in adjacent property.
The local authority 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.
Recommended Decision: Permitted Date of Recommendation: 03.12.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
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 alterations and creation of patio as shown in drawing reference AT 1080.1 and the location plan both received on 2nd November, 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 6 December 2010
Signed : __________________________
Senior Planning Officer
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