Planning Officer Report

Case Officer: Mrs Jade Craig Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The application site represents the curtilage of an existing detached house in the countryside. The dwelling is a dormer bungalow which is located on the eastern side of Rhenab Road near to Ballaglass Glen.

1. The ground level of the site slopes upwards, approximately from the north-east to the south-west. There is an existing detached garage to the east of the dwelling which is located at a lower ground level. The western gable of the house fronts onto the highway, so the house is at a right angle to the road with the front elevation facing northwards. On the eastern side of the house is an existing conservatory and raised patio area with steps down to garden level.

The Proposal

1. Proposed is the erection of an extension and decking to the eastern side of the dwelling to replace the existing conservatory and raised patio. Planning permission currently exists for a similar scheme (PA 10/00724/B) and this previous planning approval replaced even earlier approvals for similar (07/01287/B and 09/00952/B). This current application proposes alterations to the approved scheme.

1. The existing conservatory is rectangular in shape with a glazed hipped roof over. The conservatory has a footprint of 11.8 square metres.

1. The proposed extension would be rectangular in shape with a pitched roof over and gable elevation to the western side. The external finishes of the extension would match the existing. The extension would have a footprint of 25.2 square metres and it would be constructed on the areas which are currently used by the conservatory and the adjacent raised patio. In addition to this, there would also be an area of raised timber decking around the extension which would have a maximum length of 13.7 metres and a maximum depth of 5 metres.

1. The differences between the approved scheme (PA 10/00724/B) and this current proposal are as follows:

• The approved window opening on the south-eastern corner would be wider overall.
• The approved window opening in the centre of the eastern elevation would be removed.
• The approved window opening on the north-eastern corner would be wider overall.

Application No.:	11/01228/B
Applicant:	Paul Griffiths
Proposal:	Extension and raised decking to side elevation
Site Address:	Croit-Ny-Meagh Rhenab Road Cornaa Ramsey Isle Of Man IM7 1EL

Planning History

1. The following previous planning applications are considered relevant in the assessment and determination of this application:

• 07/01287/B – Permitted 25.09.07

Erection of an extension to side elevation

• 09/00952/B – Permitted 18.08.09

Extension and decking to side elevation of dwelling (comprising amendments to PA 07/01287B)

• 10/00724/B – Permitted 01.07.10

Extension and decking to side elevation of dwelling (comprising amendment to PA 09/00952B)

Development Plan Policies

1. The application site is located within an area identified as white land that is not designated for development on the Isle of Man Development Plan Order 1982. The site is not within the Maughold Conservation Area, but it is within an Area of High Landscape or Coastal Value and Scenic Significance.

1. The relevant planning policy from the Isle of Man Strategic Plan 2007 is Housing Policy 15, which states:

"The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."

Consultations

1. Maughold Parish Commissioners have no objection to the proposal.

Representations

1. No written responses have been received from the general public.

Assessment

1. In terms of size, height and design, the proposed extension is identical to the previous approved scheme. The only changes are to the windows and these alterations are considered to be relatively minor and acceptable.

1. The proposed decking is identical to that approved in the previous planning application, so this is also judged to be appropriate.

Recommendation

1. For the above reasons, this proposal is considered to be acceptable and is recommended for approval.

Party Status

1. It is considered that the following parties, who submitted comments, should be afforded interested party status:

• Maughold Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

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 and raised decking to side elevation; as shown in drawing numbers 11/49/01 and 11/49/02, date stamped 1 September 2011.

C 3. The external finishes of the extension must match those of the existing building in all respects.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made : Permitted Date : 10 October 2011

Signed : Michael Gallagher Director of Planning and Building Control

OR

Signed : Jennifer Chance Development Control Manager