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1.0 THE APPLICATION SITE 1.1 The application site comprises the residential curtilage of a detached dwelling located within the Churchtown area of Lezayre. The site is on the southern side of the B17 road to the west of the junction with the A3 road. 1.2 The dwelling contained within the application has been substantially constructed but has not been completed and occupied.
2.0 THE PROPOSAL 2.1 The proposal comprises the erection of an extension to the dwelling. The proposed extension consists of 4.5m by 5.0m single storey side extension with hipped roof.
3.0 PLANNING HISTORY 3.1 Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
4.0 PLANNING POLICY 4.1 In terms of land use designation the application site is located within wider areas of land that are designated as i) woodland; and ii) high landscape or coastal value and scenic significance under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains the following policy that is considered specifically material to the assessment of this current planning application. 4.3 Housing Policy 15 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)." 5.0 REPRESENTATIONS 5.1 Lezayre Parish Commissioners recommend that the planning application be approved. 5.2 The Department of Infrastructure Highways Division do not oppose the planning application.
5.3 The owners and/or occupants of Broadlands, which directly adjoins the application site, expresses an interest in the planning application. They state that do not object in principle to the development proposed by this current planning application but highlight that previously approved development for boundary retaining walls on the same site was not implemented within the specified four year time period.
6.1 As highlighted earlier in this report, there is provision for the extension of existing rural dwellings under Housing Policy 15 of the Isle of Man Strategic Plan 2007. The starting point for the assessment of the planning application should against the provisions of that policy. In terms of that it can be seen that the floor space of the proposed extension is significantly less than of the floor space of the existing dwelling. Indeed, the proposed extension is considered to be comparatively minor and unobjectionable in terms of form and design. 6.2 The impact of the proposed development on public amenity is considered to be acceptable. By reason of its size and extent the proposal is not considered to affect any other obvious material planning consideration. 6.3 The issue raised by the neighbour regarding the non implementation of a previous planning approval for boundary retaining walls is not material to the assessment of the development proposed by this current planning application. Irrespective of that it should be noted that the representation misunderstands the purpose of the condition. The condition relating to commencement within four years is a standard condition limiting the time validity of a planning approval. The Planning Authority cannot require someone to implement a planning approval but is required to impose a limitation for commencement.
7.1 It is recommended that the planning application be approved.
8.1 It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Lezayre Parish Commissioners; and The owners and/or occupants of Broadlands. 8.2 It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division.
Recommended Decision: Permitted Date of Recommendation: 22.05.2013
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 location plan, the site plan, the proposed north elevation drawing, the floor plan drawing and drawing no.s MS1/3 and MS1/6 date stamped the 12th April 2013.
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 : 23.5.13
Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager
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