Officer Planning Report Recommendation

Application No.: 09/00154/B Applicant: Mr Vance Myers Proposal: Erection of an extension Site Address: 3 Larivane Close Andreas Isle Of Man IM7 4HD ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 09/03/09 Site Visit: 09/03/09 Expected Decision Level: Acting Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Consultee: Andreas Parish Commissioners Notes: Consultee: Drainage Division Notes:** No objection subject to the following conditions:-

Officer's Report

Site

The site represents the residential curtilage of 3 Larivane Close, Andreas. The property is a single storey detached property, which is located on the western side of Larivane Close.

Land Use Zoning / Policy

The application site is within an area recognised as being an area of 'existing predominantly residential', under the Isle of Man Development Plan Order 1982. The site is not within an area zoned as High Landscape Value or Costal Value and Scenic Significance.

• Isle of Man Planning Scheme (Development Plan) Order 1982

Planning History

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

11 March 2009 09/00154/B Page 1 of 4

PROPOSAL The proposal seeks approval for the erection of a side extension to the southern elevation. The proposal which replaces an existing extension would have a side projection of 4.7 metres, a depth of 9 metres and a ridge height of 4.6 metres.

Representations

Highways Division:- Do not oppose The Drainage Services Manager makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.

The Authority has received no privately written representations objecting to the application.

Assessment / Recommendation

Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-

General

Policy 2: 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; (1) 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.

The proposal would replace an existing flat roofed extension ( ) which did not have a positive appearance towards the property. The proposal would be more in keeping with the architecture of the existing property, and therefore is considered appropriate for this site.

Currently the site is fairly well screen from the public highway given a 2 / 2.5 metre high hedgerow (approx) which runs along the eastern boundary of the site. It is therefore considered given the architectural benefited of the proposal as mentioned above and given the existing substantial boundary treatment, the proposal would have no adverse impacts upon the visual appearance of the street scene.

Regarding the potential impacts upon the neighbouring residential amenities (nr 4 Larivane Close), it is considered the proposal would have no significant impacts for the following reasons:-

1. the siting of the proposal, which is level with the neighbouring garage;
2. the height of the majority of the neighbouring boundary consists of a 2 metre high timber fence;
3. the closest structure of the neighbouring property is a single garage (non habitable room); and
4. no significant loss of light and/or overbearing impact would occur due to the proposal.

RECOMMENDATION It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), for the reasons set out in this report, accordingly, it is recommended that the application be approved.

PARTY STATUS It is considered that the following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Andreas Parish Commissioners Department of Transport Highways Division Department of Transport Drainage Division

Recommendation

Recommended Decision: Permitted Date of Recommendation: 11.03.2009 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 an extension as proposed in the submitted documents and drawings EF-104 PD 001, EF-104 PD 002, EF-104 PD 003, EF-104 PD 004, EF-104 PD 005, EF-104 PD 006, EF-104 PD 007 and EF-104 PD 008 all received on 4th February 2008.

C 3. The external finishes of the extension must match those of the existing building in all respects.

N 1. 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. etc

11 March 2009 09/00154/B

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Decision Made : Permitted Date : Signed : Acting Senior Planning Officer