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Application No.: 25/90201/B Applicant: Mrs Samantha Keeble Proposal: Erection of single storey extension to south elevation of dwelling house, extension of existing patio and erection of detached summer house Site Address: Pinfold Croft Ballacollister Road Laxey Isle Of Man IM4 7JP Planning Officer: Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 31.03.2025 _________________________________________________________________
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 27th February 2025;
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Garff Commissioners - No Objection Highway Services - No Objection
Officer’s Report THE APPLICATION SITE
1.1 The application site is within the curtilage of Pinfold Croft which is a large detached bungalow situated to a corner plot where Ballacollister Road meets Pinfold Hill. The property due to where it is situated within the streetscape is situated at a higher level than Pinfold Hill. Whilst this is the case there is substantial mature hedging to all sides of the property. THE PROPOSAL - 2.1 The current planning application seeks approval for two things, firstly for alterations and extensions to the main dwelling, which is going to include the alteration of the existing garage into additional living accommodation and the erection of a flat roofed single storey extension to the rear elevation, which is to measure 7.9m by 1.4m, with the proposed extension is the enlargement of the existing patio and installation of glass balustrade. Also proposed is an additional high level window to the Western elevation.
2.2 Also proposed is the erection of a summerhouse measuring 6.2m by 3.2m, an maximum height of 2.61m and 1m width of decking to the front elevation. PLANNING HISTORY - 3.1 There are no previous applications which are relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 7 - Laxey. The property is not within a Conservation Area and whilst the site itself isn't within a Flood Risk Zone, it should be noted that the road outside to the West has a high likelihood of Surface Water flooding.
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summery;
5.3.1 Highway Services have considered the application and state, "No Highways Interest." (03.03.25)
6.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2 In the case of this application, the majority of works are situated to the rear of the property with the proposed summerhouse situated to the Western elevation. The proposed extension to the main dwelling and the raised patio are deemed to be acceptable in terms of size, height and general appearance and whilst adding a larger built form to the property, is considered to be proportionate to the rear elevation, by being subordinate.
6.3 The proposed summerhouse is deemed to be an acceptable size for the area within the plot its proposed in.
6.4 Turning towards neighbouring amenity, the works due to their location and the works themselves are unlikely to impact the neighbouring amenity of the surrounding properties. - 6.5 With regards to the alteration of the garage to living accommodation, there is potential that this could mean the removal of two car parking spaces, which could mean that the property would not comply with Transport Policy 7 in connection with Appendix 7. Whilst the proposal would be removing two car parking spaces within the garage, there is a driveway to the front of the dwelling, which is enough for two vehicles, which is deemed to comply with Transport Policy 7 in connection with Appendix 7.
7.1 Overall the proposal is considered to be acceptable by not resulting in any new or increased impacts on the public highway nor will it impact the visual amenity of the surrounding streetscene or neighbouring amenity and as such the proposal complies with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016. RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
Government Departments and Local Authorities); and
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 02.04.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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