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1.1 The application site is the curtilage of Easedale, Four Roads, Port St Mary. The property is a two storey mid terrace with further accommodation within the roof space. The site is situated to the eastern side of the highway. The rear of the terrace looks out over open fields towards the east.
2.1 The application seeks approval for the erection of a second floor extension at the rear of the property, the extension would be finished with a pitched roof which would be finished with natural slate to match the main dwelling the extension would be finished with painted render also to match the main dwelling.
2.2 Also proposed is the installation of a flat roof dormer which would adjoin the pitched roof second floor extension. The dormer would be finished with smooth painted render again to match the main dwelling.
3.1 There was a previous application in 2010 for an extension to the rear PA 10/01629/B, this application was permitted.
4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Area Plan for the South 2013. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).
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; 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.
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.
5.1 Port St Mary Commissioners do not object
6.1 The application seeks approval for the erection of a second floor extension and installation of a flat roof dormer at the rear of the property. The main issues to consider in the assessment of the application are the impacts upon the amenities of the neighbouring properties and the impact upon the character and appearance of the property and the surrounding area in general. 6.2 There is an existing two storey outlet at the rear of the property which currently has a sloping roof which extends off the existing roof slope. The proposed works would remove this part of the roof and would replace with a second floor extension. Whilst the works would increase the height of the building it would be finished with a pitched roof and therefore would not appear unduly overbearing or result in a loss of light to the neighbouring properties. 6.3 The proposed extension would be similar to a number of other properties in the street scene and therefore is considered to be in keeping with the character and appearance of the rear of the row of terraced properties. 6.4 There are a number of dormers installed in the rear elevations of the properties in the terrace some are with pitched roofs and others are flat roofed. The proposed dormer would be attached to the proposed extension. Given that the proposed development would not be highly visible from the main public thoroughfares and therefore would not adversely affect the character and appearance of the property or surrounding area in general. 6.5 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.0 PARTY STATUS 7.1 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.
Recommendation
Recommended Decision: Permitted
Date of 13.05.2013 Recommendation:
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 erection of a second floor extension and installation of a dormer window as shown in drawings 1527-11 and 1527-12 received 3rd April 2013.
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 : 14/5/13
Determining officer (delete as appropriate) Signed : Signed : Anthony Holmes Sarah Corlett Senior Planning Officer Senior Planning Officer Signed : Michael Gallagher Signed : Director of Planning and Building Control Jennifer Chance Development Control Manager
13 May 2013 13/00403/B Page 3 of 4
PA13/00403/B Mr Alex \& Mrs Laura Corrin Erection of a second floor extension and installation of a dormer window to dwelling, Easedale Four Roads Port St. Mary Isle Of Man IM9 5LQ Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 10.04.2013, includes;
Dev Control Polygons: Reference Number: 10/01629/B Status: Permitted Proposal: Extension to rear elevation Reference Number: 13/00403/B Status: Pending Consideration Proposal: Erection of a second floor extension and installation of a dormer window to dwelling
BC Case Polygon: Reference Number: 10/07669/DEX BC Case Status: Building Work Complete Proposal: Erection of single storey extension to east elevation Reference Number: 10/07024/DEX BC Case Status: Application Withdrawn Proposal: Installation of replacement fireplace
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