Officer Planning Report Recommendation

Planning Report And Recommendations {{table:481431}} ### Considerations {{table:481428}} ### Written Representations ### Consultations {{table:481429}} {{table:481430}}

Officer's Report

Site

The site represents the residential curtilage of Pine View, Sulby Glen Road, Sulby, which is a two storey detached property located on the eastern side of Sulby Glen Road and south of the Sulby Crossroads.

Land Use Zoning / Planning Policies

The application site is within an area recognised as being an area of ‘Predominately Residential’, under the Sulby Local Plan. The site is not within a Conservation Area.

The following policies are considered relevant in the consideration of this application:

• Sulby Local Plan;
• The Isle of Man Strategic Plan (20th June 2007)

Due to the zoning of the site the following policies are relevant for consideration:-

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;
• (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."

Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application: Installation of replacement windows and French doors - 08/00181/B - APPROVED Erection of double garage - 85/00177/B - APPROVED

Proposal

The application seeks approval for the erection of an extension to the rear elevation. The proposal would be a flat roof structure with a rear projection of 5 metres, a width of 6 metres and a roof height of 2.7 metres. REPRESENTATIONS The Lezayre Commissioners:- "Approve" Highways Division:- "Do not oppose." The Authority has received no other privately written representations objecting to the application.

Assessment

The proposed extension would be sited to the rear elevation of the existing dwelling. From Sulby Glen Road the proposal would not be apparent, from the rear of the application site the proposed extension would be well screened, given the rear landscaping along the northern and eastern boundary of the site which consists of a 2.5 metre (approx) high hedgerow. The design of a flat roofed extension is not the preferred option of development, however, given the number of similar extensions to the property and the boundary treatment the design is not considered unacceptable in this location.

Recommendation

In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to General Policy 2 of the Isle of Man Strategic Plan (June 2007).

Party Status

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

Lezayre Parish Commissioners Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 21.07.2009

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 to dwelling house as proposed in the submitted documents and drawings 08036601 A and 08036602 A all received on 4th June 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 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 :

Signed : Senior Planning Officer