Loading document...
Application No.: 22/01305/B Applicant: Mr & Mrs Andrew & Anne-Marie White Proposal: Conversion of the conservatory to a kitchen with flat roof to the rear elevation Site Address: Brookside Beach Road Port St Mary Isle Of Man IM9 5NG Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.12.2022
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The application complies with General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016, and also complies with the general principles of the Residential Design Guidance 2021.
This approval relates to drawing numbers 1965-01, 1965-02, 1965-03 and 1965-04 all date received 25/10/2022. _______________________________________________________________
None _____________________________________________________________________________
Officer’s Report THE APPLICATION SITE
1.1 The application site is the residential curtilage of Brookside, Beach Road, Port St Mary, a traditional semi-detached dwelling sitting on the northern side of the road with views over fields to the rear. - 1.2 To the rear of the dwelling is an existing outrigger and a flat roof conservatory. - 1.3 The dwelling to the west is a dormer bungalow with an attached garage and driveway nearest the application dwelling. They also have open views over fields to the rear. THE PROPOSAL
2.1 Proposed is the replacement of the existing conservatory with a new taller single storey extension on the same footprint. The proposed extension is to be masonry built and finished with a flat roof with a roof lantern. There are no windows proposed on the side elevation. A window and door are proposed on the rear and inside elevation. PLANNING HISTORY - 3.1 The conservatory was originally approved under PA 00/02452/B. PLANNING POLICY - 4.1 In terms of local plan policy, the application site is located within an area zoned as Predominantly Residential under the Area Plan for the South 2013. Part of the far end of rear garden falls within an area shaded as potential for river or tidal risk on recent flood maps but the house is not recognised as being at any risk.
4.2 In terms of strategic plan policy, there's a general presumption in favour of residential development in this location provided that the works comply with the general development standards set out in General Policy 2 of the Isle of Man Strategic Plan 2016. The Residential Design Guidance 2021 (RDG) also provides advice on the design of extensions to existing dwellings (section 4.0) and also sets out the way in which the impact of development on the living conditions of those in adjacent dwellings may be measured (Section 7.0). Environment Policy 10 and 13 covers matters relating to flooding and potential risk although not strictly relevant here.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Port St Mary Commissioners - no objections (29/11/2022).
5.2 Department of Infrastructure Highway Services - No highways interest (03/03/2022).
5.3 No comments received from neighbouring properties or Department of Infrastructure Flood Risk Management. ASSESSMENT - 6.1 The application seeks approval for the erection of a new extension on the same footprint but to be slightly taller than the existing conservatory. The fundamental issues are whether or not there will be any visual and neighbouring amenity impacts as a result of the proposal.
6.2 The extension is to be set back from the road and behind the house but given the open driveway between the application site and the neighbour means that there could be fleeting or acute views of the extension from Beachroad but these views are not expected to be prominent or to create any significant adverse harm to the overall appearance of the streetscene.
6.3 The proposed extension retains a flat roof as per the existing conservatory and helps to keep the overall scale and massing down and although slightly taller and or more solid construction, the flat roof arrangement and coupled with the open views to the rear of the dwellings here helps to reduce any feelings of overbearingness also taking into consideration that the nearest part of the neighbour is part of the driveway and the flat roof attached garage. On the basis of the size, scale, design and siting of the extension coupled with the open views to the rear the proposal is considered to have an acceptable amenity impact on the neighbours.
6.4 Flood risk area is recognised to be at the far end of the rear garden and does not relate to the house. Nevertheless, the proposal replaces an existing extension and so it is not expected that there will be any increase on flood risk beyond the existing arrangement so as to raise any new or increased impacts as to warrant a concern or refusal. CONCLUSION - 7.1 The proposal is considered to have an acceptable visual and amenity impact as to comply with General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016 and the general principles of the Residential Design Guidance 2021. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 02.12.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.
Copyright in submitted documents remains with their authors. Request removal
View as Markdown