Officer Planning Report Recommendation

Planning Report And Recommendations {{table:358127}} ### Considerations {{table:358123}} ### Written Representations ### Consultations {{table:358124}} {{table:358125}} {{table:358126}}

Officer's Report

The Site

The site is the curtilage of an existing dwelling situated within the relatively new development of Ballanoa Meadow. The dwelling is a semi-detached house set in a row of other, similar properties. The dwelling sits to the west of the adjoining property.

Planning Status

The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Proposed Residential.

Planning History

The dwelling was permitted under PA 99/0590 and garage added under the provisions of PA 03/0515.

The Proposal

Proposed is an upward extension of the existing garage on the side of the property. The new accommodation would be in the form of a new bedroom with en-suite. At ground floor level the kitchen would be extended into the existing garage and a utility, store and W.C would be created from the enlarged ground floor foot print. The extension would have a slightly lower ridge than the existing dwelling and the front elevation would be set back. Neither house on each side of the

application has had similar extensions proposed however 2, 12 and 26 Ballanoa have all had approval for similar developments.

Representations

The Isle of Man Water and Sewerage Authority has recommend the attachment of a condition which prevents the disposal of surface water to the main sewer. This is however controlled under the Sewerage Act 1999.

Assessment

As neither property on each side has had an extension, that permitted on this property may establish a precedent for similar extensions so its form and appearance must be acceptable if repeated, if this proposal is to be acceptable.

The Department normally requires that extensions like this are either set back from the frontage or built lower than the main ridge or both, such that when such extensions are repeated elsewhere in the estate, a continuous two storey frontage is avoided. The proposed development both step down and be set back and as such it is concluded that the development would conform with this general approach. It is notable that in this estate the building line is not straight, it is staggered and on the other side of the estate road there are terraced properties and detached ones. This variety in the cul de sac would assist in preventing any adverse impacts arising from this extension or a repetition of this form of extension on other properties.

There are no windows proposed in the gable of the extension so there will not be any opportunity to directly overlook the adjacent property.

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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 14.01.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 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 alteration and extension to dwelling, 24 Ballanoa Meadow, Santon as shown by Location Plan, 1081.1, 1081.2, 1081.3, 1081.4 and 1081.5 all received 16th December 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : Signed : Senior Planning Officer