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The application site comprises the curtilage of a mid-terrace dwelling located on Nursery Avenue in Onchan.
The proposed development comprises of alterations to and extension of the dwelling. These works entail the erection of a two storey rear extension, a single storey rear extension and the installation of a dormer window in the rear elevation.
The application site has not been the subject of any previous planning applications that are considered to be material to the assessment of this current planning application.
Onchan District Commissioners recommend that the planning application be refused on the grounds that the proposal is over-intensive and results in the loss of external yard space for clothes drying and bin storage.
The Department of Transport Highways Division do not oppose the planning application.
The Isle of Man Fire and Rescue Service recommend that the applicant consults them with regard to the provision of appropriate fire precaution measures.
In terms of strategic plan policy, although the Isle of Man Strategic Plan contains policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that
there are no specific policies within the plan that are material to the assessment of this current planning application.
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states:
"Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."
The development proposed by the planning application comprises of the erection of a two storey rear extension, a single storey rear extension and the installation of a dormer window in the rear elevation.
A number of other properties along the terrace already have two storey rear extensions similar to that proposed by this current planning application. Given this it is difficult to resist the development proposed by this current planning application. The impact of the proposed two storey extension can be suitably limited by the use of obscured glazing in its windows, which are dressing room/en-suite bathroom windows. The impact of proposed rear dormer is also considered to be suitably limited. The back lane is narrow and it is evident that little, if any, traffic uses it. The majority of households seem to keep their bin in the back lane, it is certainly too narrow for a refuse wagon to access. In view of that the loss of bin storage within the curtilage of the dwelling is acceptable. The lack of external clothes drying space is not considered to be grounds for refusal of the planning application.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 29.10.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. S 0 0 1 c o m m e n c e w i t h i n l y r s ,
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2.
This approval relates to drawing no. J1442 date stamped the 9th August 2007.
C 3.
The glass in the three windows within the first floor extension must be glazed and maintained thereafter using frosted glass. The level of obscuration used must be no less than level 5 as detailed on the Pilkington’s textured glass range or equivalent.
N 1.
The applicant/developer is recommended to contact the Isle of Man Fire and Rescue Service to discuss the provision of appropriate fire precaution measures.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 22/01/07
Signed : [Handwritten signature]
M. I. McCauley Director of Planning and Building Control
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