Officer Recommendation Report

The "set back" will also allow first floor access between existing and new, without going through the existing chimney breast which could distress to the gable structure and the chimney stack above The extension proposed is traditional in character, and sympathetic to the existing, whilst the "cat slide" rear roof slope is frequently seen in old Manx cottages From the East and West elevations the extension in my opinion is acceptable. The extension proposed has a far more traditional design and more appropriate size, both of which make the extension more in keeping with the existing property. The extension is required to give the existing two up two down property essential additional living accommodation. On balance therefore I consider the extension to be acceptable. The boundary treatments and the existing trees to the west of the property will help in the screening of the north elevation of the extension, and would only be seen fleetingly when travelling along the Leodest Road. The extension would comply with Planning Circular No. 3/91. Reason 3 - The proposed residential curtilage would be contrary to Planning Circular 1/88 and Housing Policies 12 and 14 of the emerging Isle of Man Strategic Plan in that the proposed curtilage would amount to being a significant encroachment of a residential curtilage into the open countryside which will further diminish the openness of the surrounding area and would cause demonstrable harm to visual amenities of the locality. The existing residential curtilage of the site is proposed to be extended, the previous application was refused due to the proposed extension of the curtilage into an area of open space, the curtilage extension proposed in this application however is not as large as the previous application. The extension of the curtilage is proposed to provide space for the proposed extension, to provide off street parking provisions and to provide an acceptable access with adequate visibility splays, none of which could be provided without the extension of the curtilage. I therefore consider that the encroachment into land zone as an area of open space would not create significant adverse impacts enough to warrant a refusal on these grounds, particularly as it is required for the renovation to be undertaken. ### Recommendation I consider therefore, on balance, the proposal and the associated works that are required to be undertaken for the renovation of the property are acceptable. For these reasons the proposals would seem appropriate in this location and therefore my recommendation is for an approval. ### Party Status I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:- Andreas Parish Commissioners Department of Transport Highways Division I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:- Close Y Sayle, Leodest Road, Andreas Chief Fire Officer S.P.M.C. & E ## Recommendation Recommended Decision: Permitted Date of Recommendation: 23.05.2007

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 submitted documents and drawings 4106-1, 4106-2, 4106-3, 4106-4, 4106-5, 4106-6 and 4106-7 all received on 6th February 2007.

C 3. Prior to any works of the development, there must be submitted to and approved by the Planning Authority a scheme indicating the surfacing of the track and car parking area (hard landscaping).

C 4. The roof(s) must be finished in dark natural slate.

C 5. The existing stone wall which forms the boundary between the garden and the Leodest Road must be retained. FOR THE AVOIDANCE OF DOUBT MISINCLUDES THE EXISTING STONE PILIERS

N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.

Decision Made: APPROX Committee Meeting Date: