09/00260/B Planning Officer Report

Planning Report And Recommendations {{table:470069}} ### Considerations {{table:470067}} ### Written Representations ### Consultations {{table:470068}}

Officer's Report

The Site

The application site represents the curtilage of 6 Glebe Aalin, Ballaugh, a two-storey, mid-terraced property.

The Proposal

This application seeks approval for the erection of a conservatory to the rear elevation of the property. The conservatory would project 2.5 metres from the rear elevation of the property and would be 0.6 metres from the boundary shared with No. 7. The conservatory would be built so as to abut the boundary shared with No.5 Glebe Aalin. Obscured glazing would be installed to windows on each side of the conservatory.

Planning Status

The application site is located within an area identified as being residential use by the 1982 development Order. Within the Isle of Man Strategic Plan, the following are considered relevant:

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 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."

Paragraph 8.12.1, 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."

Planning History

There are no previous planning applications considered relevant in the assessment and determination of this application.

Representations

Ballaugh Parish Commissioners do not object to this application. The Department of Transport Highways Division does not object to this application. There have been no privately written representations received in relation to this application.

Assessment

The main issues to be considered in the assessment of this application are the impact of the proposed conservatory on the amenity of adjacent properties and the impact of the conservatory upon the surrounding area.

The conservatory would have an eaves height of approximately 2.3 metres. The roof of the conservatory would fall away from each adjoining property, reducing its impact accordingly. It should be noted that under the provisions of the Permitted Development Order, a fence can be erected between each property to a height of 2 metres and as such the additional impact of the proposed conservatory should be assessed with regard to this.

Due to the orientation of the terrace, it is considered that there would be little impact in terms of loss of natural light or sun light. No. 7 is situated to the west of the proposal site whilst No. 5 steps back from the line of the adjacent properties resulting in a reduced level of projection from the proposed conservatory. The applicant's agent has confirmed that the side windows of the conservatory would be have obscure glazing installed. This would reduce any actual or perceived overlooking onto each adjacent property.

In terms of impact upon the surrounding area, the conservatory would be to the rear of the property and as such would not be prominent in the streetscene.

Recommendation

Permit.

PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Ballaugh Parish Commissioners The Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted Date of Recommendation: 15.04.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 approval relates to the erection of a conservatory to the rear elevation of 6 Glebe Aalin, Ballaugh as shown by the plans and information WB0580AN REF 1, WB0580AN REF 2, WB0580AN REF 3, WB0580AN REF 4, 00260/1 and Photograph all received 18th February 2009 and WB0580AN REF 2 1:50 received 10th March 2009.

C 3. The side windows shall not be glazed otherwise than with obscured glass to at least Level 5 of the Pilkington's guide to obscuration and thereafter permanently retained as such to safeguard the privacy of the occupiers of adjoining properties.

I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : ......./6/16/5........

Signed : ......./M. A. MCC Senior Planning Officer

15 April 2009 09/00260/B Page 3 of 3