Planning Officer Report

Case Officer: Mr Jamie Leadbeater Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of a detached bungalow on a small cul-de-sac known as Ballakilley Close in Bride village. The property has pitched concrete tiled roof with two gable-ends and is finished in painted pebbledash. A porch with a lean-to roof is attached to the rear, north-west facing elevation. A similar detached bungalow is located approximately 7 metres to the north-west of the application property and larger bungalow located 9 metres south-west.

The Proposal

1. Proposed is the demolition of an existing porch on rear elevation and the erection of a replacement single storey extension to accommodate a utility room. The extension will be 2.8 metres wide, 2.6 metres high up to 'eaves level' with a gable end rising above it by a further metre, and extend 2.8 metres outwards. A casement window will be installed on the south and western elevations, and a door and window on the northern elevation. A gable-ended pitch roof will be tied into the west-facing mono-pitch in the existing dwelling.

Planning History

1. The application site has been the subject of a number of previous planning applications, three of which are considered specifically material to the assessment of this current planning application:

10/01520/B – Extension to dwelling – Permitted.

04/01653/B – Erection of garden shed on concrete base – Permitted.

01/01775/B – Erection of extension to dwelling including integral garage – Permitted (extension of time approved 18 November 2005, but refused 22 March 2010).

Planning Policy

1. In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site is designated as

Application No.:	12/00729/B
Applicant:	Mr Alessandro Morganti
Proposal:	Erection of a utility room extension to replace existing porch
Site Address:	The Cedars 1 Ballakilley Close Bride Isle Of Man IM7 4AU

Existing Predominantly Residential use in an Area of High Landscape or Coastal Value & Scenic Significance.

1. The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. General Policy 2 states:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (g) does not affect adversely the amenity of local residents or the character of the locality".

Environment Policy 2 states:

"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential".

Representations

1. Bride Parish Commissioners have no objection to the proposal.
2. The Highways Division recommends approval as the proposal has no adverse traffic management, parking or road safety implications.

Assessment

1. The proposed replacement extension is sited in approximately the same position on the rear elevation of the property as the existing porch, which is not readily visible from the public highway. As such, it is not considered the proposal is adverse to public amenity or of a significant impact on an established landscape known for its high quality and scenic significance.
2. The footprint of the proposal is of no significant difference to the existing porch, and whilst the roof may be more prominent, it is not considered the proposal is adverse to the existing character of the dwelling. Furthermore, given that the proposed scheme includes no further significantly sized apertures, and that the proposal will not be sited any differently to the existing porch, it is not considered the proposal will be detrimental to the private amenity of neighbouring properties.
3. Overall, the level of development is modest which will not be readily visible from the public highway, or be adverse to neighbours' private amenity. As such, the proposal

complies with the provisions of General Policy 2 and Environment Policy 2 in the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Bride Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 22.06.2012

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 a single storey extension on west-facing rear elevation to replace existing porch, as shown in drawing no. 12/897/01 and 12/897/02, both received on 16th May 2012.

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

Decision Made : Permitted Date : 28.6.12

Determining officer (delete as appropriate)

Signed : Samoult Anthony Holmes Senior Planning Officer

Signed : Sarah Corlett Senior Planning Officer

Signed : Michael Gallagher Director of Planning and Building Control

Signed : Jennifer Chance Development Control Manager