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The application site comprises the residential curtilage of No.5 Copse Hill. The site is within an area zoned as predominantly residential within the Douglas Local Plan. To south-east of the application site is the residential property of No.3 Copse Hill and to the north west of the application site is the residential property of No.7 Copse Hill. To the rear of the application site is No.4 Ballaughton Manor Hill.
This application proposes the erection of a two storey rear extension. The extension will project 6.45m to the rear and will be 8.1m in width. The height of the south east elevation of the extension will be 7.25m to the ridge. The height of the northwest elevation of the extension will be 5.3m to the ridge. The materials for the extension will match those of the existing building.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2 and paragraph 8.12.1.
Paragraph 8.12.1 of the Strategic Plan states that "As a general policy, in built 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."
The following previous application is considered relevant in the consideration of this application:
PA 95/00343/B - Replacement of windows and doors – granted 06.07.1995
The Highways Division of the Department of Transport have not commented on the application. Douglas Corporation does not object to the application. The Drainage Department of Douglas Corporation does not object to the application. Standard comments have been received from the Isle of Man Fire and Rescue Service.
In respect of the impact on the visual amenities of the street scene, the proposed extension will be set to the rear of the application site. The proposed works will not adversely affect the visual amenities of the locality.
In respect of the impact on No. 3 Copse Hill, the application site is set to the north west of the neighbouring property. The proposed extension will be set 4.5m off the boundary of the neighbouring property and will project approximately 3m beyond the rear elevation of a single storey extension. The application site is significantly higher in level compared to the neighbouring property. However, due to the orientation of the site, the impact from overshadowing and loss of light will be minimal.
This application is proposing to install two windows into the side elevation of the extension and will directly face towards No.3 Copse Hill. One of the windows is to serve a habitable window. It is also proposed to erect a 2m wide decked area to the rear elevation of the extension. The habitable window and the proposed decked area will overlook the roof of a flat roof extension and the rear garden of No.3 Copse Hill. The views into the rear garden are obstructed by a substantial hedge running along the boundary, which is controlled by the neighbours and can be removed at anytime. On balance the proposal will not reduce the residential environment of No.3 Copse Hill to a significant level to warrant a condition requiring the window to be obscure glazed or a screen to be attached to the decking.
In respect of the impact on No. 7 Copse Hill, the application site is set to the south east of the neighbouring property. The proposed extension will be set 6m off the boundary of the neighbouring property and approximately 13m away from the rear elevation of No.7, when measured at its nearest point. Furthermore, there is some landscaping and fencing running along the boundary. The application site is set slightly lower than the neighbouring property. Due to the level changes and the significant distance the proposed extension will be set away from the neighbouring property; it is considered that the impact from overshadowing and overlooking will be minimal and that the development will not cause any significant harm to the occupiers of No.7 Copse Hill.
It is recommended that planning permission be granted subject to conditions in the attached schedule.
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.
Whilst the Isle of Man Fire and Rescue Service represents a statutory authority, the points raised in correspondence relate to Building Control matters and not planning and as such should not be afforded party status in this instance.
In summary, 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:
Accordingly the following parties are not afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 11.12.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the erection of a rear extension as shown in drawing numbers 07 0206 01, 07 0206 02 and 07 0206 03 date stamped 15th October 2007.
No facing and roofing materials shall be used other than materials similar to those used on the existing building.
The windows to be formed at first floor level in the south east facing wall of the extension shall be glazed or re-glazed with obscure glass.
Prior to the commencement of any works, there must be submitted to and approved in writing by the planning authority an amended drawing showing, along the south east boundary of the decked terrace a screen fencing 1.8 metres in height (measured from terrace level); the approved screen fencing must be completed before any use is made of the decked terrace as such.
M.C.4
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.
It should be noted that it is an offence under Manx legislation to permit the discharge of pollution or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation.
The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
Decision Made: Gaudeal Committee Meeting Date: 11/1/08
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