Officer Planning Report
Application No.: 09/01538/B Applicant: Mr \& Mrs Nigel Goldsmith Proposal: Replace existing pitched garage roof with a flat roof and decking extended to dwelling at first floor level by means of a balcony Site Address: Mona Rushen Rechibite Hall The Level Colby Isle Of Man IM9 4AL ### Considerations Case Officer : Miss S E Corlett Photo Taken: 08.10.2009 Site Visit: 08.10.2009 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Rushen Commissioners Notes : Consultee : Drainage Division Notes: No objection
Officer's Report
The Site
The site represents the curtilage of the former Rechabite Hall situated on the northern side of The Level, opposite the former Level Garage. The property has been converted to a dwelling and has recently been the subject of alterations (see below). The property sits 3 m from the highway and with a vehicular access to the right of the building from the main road (A7).
The building, despite alterations has retained its original and unusual character and it remains an interesting and attractive building in the streetscene.
Planning Status
The site lies within an area designated on the Arbory and East Rushen Local Plan as Open Space and within and area of an Area of High Landscape or Coastal Value and Scenic Significance.
Planning History
The site has been the subject of the following applications: PA 93/1073 - external alterations - permitted
PA 08/0065 - alterations and extensions - permitted
THE PROPOSAL Now proposed is a change in the approved arrangement for a new garage which was to be to the side at the rear of the plot. The existing garage directly behind the dwelling is to be retained and attached at first floor level to the rear of the dwelling with a link and a glazed balcony with external steps up from the side of the garage. the new balcony will come within 3m of the western gable of the property, no further than the existing rear dormer window.
REPRESENTATIONS Department of Transport Drainage Division raise no objection subject to a condition requiring that no surface water is discharged to the main sewer. The application form states that the surface water will be discharged to the existing surface water drainage. As the proposal is not creating any greater area for surface water collection, it is considered that the recommended condition is not appropriate.
ASSESSMENT The proposal will result in no changes which will be visible by the public and only limited work which will be visible from neighbouring properties. The works result in no adverse visual impact and as the balcony comes no closer to the neighbouring property than does the existing dormer so there will be no additional impact from overlooking.
PARTY STATUS The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 26.10.2009 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 permission relates to the alterations and extensions shown in drawings 101, 102, 103, 104, 105, 106 and 107 all received on 18th September, 2009
26 October 2009 09/01538/B
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
