Officer Report Recommendation

Planning Officer Report And Recommendations {{table:328909}}

Officer's Report

The Application Site

1. The application site comprises the residential curtilage of a detached dwelling that is located off Ballamenagh Road in Lonan.

The Proposal

1. The proposal comprises alterations and erection of a three storey extension to the dwelling. The planning application is submitted as an amendment to previous approved planning application 09/02065/B. The main differences between that previous proposal and the current one are a significant reduction to the overall level and extent of extension through the removal of significant three storey element that was previously proposed and approved. This can be best understood through a comparison of the approved drawings for previous planning application 09/02065/B and the proposed drawings submitted with this current planning application. The two respective elevation drawings (no. 090561/10 for PA 09/02065/B & no. 090561/20 for PA 12/01177/B) are particularly useful in this respect. The external area now left is remodelled accordingly.

Planning History

1. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:

Planning Policy

1. In terms of local plan policy, the application site is located within wider areas of land that are designated as i) open space/agricultural use; and ii) high landscape value and scenic significance under the Laxey and Lonan Area Plan Order 2005.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.

1. 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)."

1. Housing Policy 16 states:

"The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."

Representations

1. Lonnan Parish Commissioners recommend that the planning application be approved.

1. The Department of Infrastructure Highways Division do not oppose the planning application.

Assessment

1. The existing dwelling is a large property that has evolved over the years. Based on its current appearance it is debatable whether the dwelling could still truly be viewed as a traditionally styled property or whether it should be now classed as non-traditional. As such, it is possible to make cases for the applicable of either Housing Policy 15 or Housing Policy 16 to the assessment of the planning application. Either way there are similarities in the assessment.

1. The proposed alterations and extension are to the rear of the dwelling and not visible from the entrance to the property on Ballamenagh Road, which from site visit appears to be the only place from which the dwelling is visible to the public. Although difficult to precisely calculate it is reasonable to conclude that the development now proposed is around half the size of that previously approved under PA 09/02065/B. As that previously approved extension equated to an increase of 49.8% in floorspace it follows that the smaller extension now proposed equates to less than that. Given this it is concluded that the impact of the proposal on the character and appearance of the dwelling within the surrounding area is suitably limited. It therefore accords with the provisions of either Housing Policy 15 or Housing Policy 16.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Lonnan Parish Commissioners.

1. 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.

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.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	24.09.2012

C 2.

This approval relates to drawing no.s 090561/16, 090561/17, 090561/18, 090561/19 and 090561/20 date stamped the 21st August 2012.

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 : 24-9-12

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