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The application site comprises the residential curtilage of a detached dwelling located within the Ballamona Estate in the Port Soderick area of Braddan.
The proposed development comprises the alteration, extension and renovation of the dwelling.
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
Braddan Parish Commissioners recommend that the planning application be approved.
The Department of Infrastructure Highways Division do not oppose the planning application.
In terms of local plan policy, the application site is within a wider area of land that is designated as wood under the Braddan Parish District Local Plan. On the ground it can be seen that the application site is the residential curtilage of an existing dwelling.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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)."
The planning application seeks planning approval for the alteration, extension and renovation of the dwelling contained within the application site. The proposed development comprises the erection of a two storey extension on one side of the dwelling and a single storey extension on the other side, the installation of dormer windows, and general renovation works including the replacement of slate roof, sliding sash windows, porch and cast iron rainwater goods. The proposal was the subject of on-site pre-application discussion involving the Building Conservation Officer.
The main considerations in assessing the proposal are i) impact of public amenity; ii) impact on private amenity; and iii) impact on highway safety. These considerations should be assessed against Housing Policy 15 of the Isle of Man Strategic Plan 2007. The proposal has no impact on public amenity as the application site and dwelling is not publicly visible. The proposal does not alter the existing relationship of the dwelling within surrounding property and therefore does not unduly impact on private amenity. The proposal does not have any impact on highway safety. In terms of Housing Policy 15, the proposed alterations and extension are considered to suitably respect the proportion, form and appearance of the existing property. As the proposed extension replaces existing floor space the overall increase in floor space equates to less than a 50% increase. In addition to providing extra habitable accommodation the proposed development aims to improve the visual appearance of the dwelling. It is considered that this is suitably achieved through the proposed renovation works and should be generally encouraged.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Braddan Parish Commissioners.
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 (same department as Planning Authority).
Recommendation
Recommended Decision: Permitted Date of Recommendation: 25.06.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 drawing no.s P002, P003, P100, X001, X002, X003 and X100 date stamped the 8th April 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : 28 June 2010 Signed : [Signature] Senior Planning Officer 25 June 2010 10/00493/B Page 2 of 2
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