Officer Report

Application No.: 15/01292/B Applicant: Mr & Mrs Nicholas Gibbs Proposal: Alterations and extension to dwelling Site Address: Struie Highfield Drive Baldrine Isle Of Man IM4 6ED Case Officer : Mr Chris Balmer Photo Taken: 17.12.2015 Site Visit: 17.12.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is Struie, Highfield Drive, Baldrine, which is a dormer bungalow which is sited on the western side of Highfield Drive and north of Baldrine Road, in Baldrine.

2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the alterations and extension to the dwelling. The works are located to the southern gable elevation of the dwelling, which fronts onto Baldrine Road. The new extension would be single storey in height, having a maximum depth of 4.4 metres, a depth of

7.5 metres and a ridge height of 4.5 metres. The proposal involves the removal of a existing flat roofed detached single garage.

3.0 PLANNING HISTORY - 3.1 The following previous planning application is considered relevant to the determination of this proposal: - 3.2 Extension to dwelling - 11/00139/B - APPROVED - 3.3 Alterations and extensions to provide an additional floor to dwelling - 04/02623/B APPROVED - 3.4 Kitchen extension to dwelling - 98/01623/B - APPROVED

4.0 PLANNING POLICY - 4.1 The application site is within an area zoned as 'Predominantly Residential' in the Laxey and Lonan Area Plan Order 2005. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contain one policy that is specifically material to the assessment of this current planning application: - 4.3 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;

• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

5.0 REPRESENTATIONS - 5.1 Highways Services, in an email dated 27.11.2015, do not oppose the application. - 5.2 Lonan Commissioners have recommended an approval (received on 16.12.2015). - 5.3 Manx Utilities Authority - Electricity, initially objected to the application in an email dated 14.12.2015, as there is a low voltage overhead line in the area, and therefore they objected to the propose position of the extension to the dwelling which will under this overhead line. However, following discussion with the applicants they have now withdrawn their objection (received on 19.01.2016) as the proposed single storey extension has been considered the proposal does not affect their equipment/lines.

6.0 ASSESSMENT - 6.1 The main considerations are the potential visual impact of the proposal upon the property and street scene; and the potential impacts upon neighbouring amenities. POTENTIAL VISUAL IMPACT OF THE PROPOSAL UPON THE PROPERTY AND STREET SCENE - 6.2 The proposed extension from the front elevation would be modest in scale in relation to the main dwelling and would be a form of development which in commonly found in residential areas. The majority of the extension would be apparent from Highfield Drive and Baldrine Road; however the proposal in terms of scale, form, design and finish would be an appropriate form of development and comply with General Policy 2. POTENTIAL IMPACTS UPON NEIGHBOURING AMENITIES - 6.3 Given the size, position and distance from neighbouring properties, it is considered the proposal would have no significant impact upon neighbouring amenities to warrant a refusal and therefore comply with General Policy 2.

7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Laxey and Lonan Area Plan and therefore recommended for an approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;

• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Services of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

8.2 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons who have made representation to the planning application are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:

• Manx Utilities Authority - Electricity

Recommendation Recommended Decision: Permitted Date of Recommendation: 21.01.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The existing grass bank and hedgerow above along the southern boundary of the site are required to be retained as shown on drawing 4. Should the hedgerow, within a period of five years from the completion of the development die, be removed, or become seriously damaged or diseased must be replaced in the next planting season with another of a similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development.

This approval relates to drawings 1, 2, 3, 4 and 5 all received on 25th November, 2015.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 26.01.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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