Officer Planning Report Recommendations

Planning Report And Recommendations {{table:203682}} ### Considerations {{table:203677}} ### Written Representations ### Consultations {{table:203678}} {{table:203679}} {{table:203680}} {{table:203681}}

Officer’s Report

The Site

The site represents the residential curtilage of an existing dwelling which is situated at the junction of Bridge Road and the Silverburn River as it runs parallel with the access into Rushen Abbey. The site accommodates a dwelling which has been extended and a detached garage to the north east with access directly onto Bridge Road.

Planning Status

The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as an Area of High Landscape or Coastal Value and Scenic Significance.

The site also lies within the Silverdale Conservation Area.

Planning History

The following applications have been considered in respect of this site:

PA 88/0197 – approval in principle for the erection of a dwelling - refused

PA 91/1380 – approval in principle for erection of dwelling - refused on appeal

PA 97/00322/B - Extension to dwelling and erection of garage, Riverside Cottage, Bridge Road, Ballasalla, Malew. Initial Decision: Permitted 16th July 1997

PA 97/02271/B - Installation of uPVC windows to replace existing, Riverside Cottage, Bridge Road, Ballasalla, Malew. Initial Decision: Refused 22nd May 1998

PA 04/00145/B - Alterations and extension to dwelling, Riverside Cottage formerly Review Decision: Permitted on Review 13th May 2004 Conditions:

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. This approval relates to drawing numbers: 03/83/01A and 02A, submitted and date stamped 30th January 2004.

1. There must be no discharge of surface water to the main foul sewer.

1. The proposed development must be connected to the main foul sewer.

NOTE: A Drainage Communication Fee will be payable to the Drainage Authority on this development

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

1. Prior to the commencement of the development, a plan must be submitted to the Planning Authority for consideration and approval to indicate the installation of dummy stacks on the dwelling. Such stacks to be erected during the course of construction and thereafter retained.

PA 05/00760/B - Construction of a front porch and erection of a detached storage building, Riverside Cottage formerly Initial Decision: Permitted 24th June 2005 Conditions:

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. This permission relates to the erection of a storage building and porch both as shown in drawing reference 05/30/01 and the location plan both received on 22nd April 2005.

1. There must be no discharge of surface water to the main foul sewer.

1. The storage building may only be used for purposes ancillary to the occupation of the main house on the site, "Riverside Cottage".

The Proposal

Proposed now is the upward extension of the single storey link between the two two storey parts of the cottage. The two storey link would be set back from the front of the roadside front elevation by 1m and from the riverside elevation frontage by 0.8 with a balcony overlooking the river. Two rooflights will be installed in the riverside pitch.

Representations

Department of Transport Highways and Traffic Division indicate that they do not oppose the application provided that two parking spaces are provided. There is space for two vehicles to be parked within the site and the proposed extensions do not warrant the requirement for any change in the parking provision.

Department of Transport Drainage Division recommend that the application is permitted subject to a condition requiring no discharge of surface water to the main sewer. The application states that surface water from the proposed extension will be discharged to existing rainwater pipes. The proposal will increase marginally the amount of covered space and as such a condition as requested is appropriate.

Department of Agriculture, Fisheries and Forestry Inland Fisheries require that at least 8m is provided between the development and the river to avoid damage or disturbance to the river. The proposed development is closer to the river bank than that but will be no closer than is the existing building. This is not a sufficient reason to refuse the application but the applicant should liaise with daff to ensure that building works do not disturb the river.

Assessment

The proposed development will be visible from the roadway on the opposite side of the river, but what will be seen will be little different from the existing and as such there will be no adverse impact. Conditions should be attached regarding drainage and a note regarding the river.

Party Status

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

Department of Agriculture, Fisheries and Forestry represent a statutory authority and raise issues which are material considerations and as such should be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 15.12.2008

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 permission relates to the alterations and extensions shown in drawings 08/53/01 and -02 both received on 11th November, 2008.

C 3. There must be no discharge of surface water to the main foul sewer.

N 1. The applicant should liaise with the Inland Fisheries Section of Department of Agriculture, Fisheries and Forestry regarding the undertaking of work so close to the river, in order to avoid damage to the river bank and sedimentation of the river itself during building works.

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date : 18/12/05

Signed : B. B. S. Senior Planning Officer