Officer Report

Application No.: 15/00301/B Applicant: Mr Graham & Mrs Jackie Fargher Proposal: Alterations and erection of an extension to rear elevation of dwelling Site Address: 4 Baldrine Park Baldrine Isle Of Man IM4 6DE Case Officer : Mr Chris Balmer Photo Taken: 30.03.2015 Site Visit: 30.03.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site represents 4 Baldrine Park, Baldrine which is a single storey detached bungalow located on the south-eastern side of the Baldrine Park esate road and the A2.

2.0 THE PROPOSAL - 2.1 This application seeks approval for the erection of a single storey rear extension. The proposal would have a rear projection of 4.3 metres, a width of 7.4 metres and a maximum height of 4.5 metres.

3.0 PLANNING STATUS - 3.1 The application site is located within an area identified as being of residential use under the Laxey and Lonan Local Plan. The site is not within a Conservation Area. - 3.2 Due to the zoning of the site and the proposed works the following policy is relevant in the determination of the application:-

2.3 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."

4.0 PLANNING HISTORY - 4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

5.0 REPRESENTATIONS - 5.1 Highway Services have no objection (received on 08.04.2015). - 5.2 Lonan Parish Commissioners have no objection (received on 15.04.2015).

6.0 ASSESSMENT - 6.1 The main consideration is whether the proposed extension would increase the impact of the building as viewed by the public and would the proposal adversely affect neighbouring amenities. - 6.2 Visiting the area and the site it is was acknowledged that views of the dwelling, especially the rear elevation the dwelling is well screened from public views. Furthermore, whilst the proposed works would increase the amount of built development on the site, it arguably adds more interest to the existing property, which removes an existing conservatory. Overall it is considered the proposed extension would be acceptable and would not harm the character and quality of the landscape, nor increase the impact of the building as viewed by the public. - 6.3 With regard to the potential impacts upon neighbouring amenities, the properties either side of the application site have the potential to be impacted most by the development. However, given an existing conservatory exists of a similar size of the proposed extension, the design, position and height of the extension and the boundary treatment to both side boundaries, it is considered the proposal would not unduly affect the amenities of neighbouring residents to warrant a refusal.

7.0 RECOMMENDATION - 7.1 It is recommended for an approval.

8.0 PARTY STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation:

21.04.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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.

This approval relates to drawings reference numbers 1, 2, 3 and 4 all received on 18th March 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 27.04.2015 Determining officer (delete as appropriate)

Signed :…………J CHANCE……….. Jennifer Chance Head of Development Management