Officer Report

Application No.: 15/00725/B Applicant: Ipanema Limited Proposal: Erection of extension to side elevation of dwelling Site Address: Appin Lodge Pack Horse Lane Baldrine Isle Of Man IM4 6EA Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation

Officer’s Report

1.0 APPLICATION SITE - 1.1 The site comprises the residential curtilage of Appin Lodge, Baldrine, which is a twostorey detached property is located on the southern side of Packhorse Lane. It is a relatively attractive property that has been the subject of sympathetic and varied alterations, although it could not be considered as being of a traditional Manx design. - 1.2 Although the dwelling is not very visible from the highways bounding it given the surrounding boundary treatment, to the rear runs the Manx Electric Railway and views of this elevation will be obscured by the main dwelling.

2.0 THE PROPOSAL - 2.1 Planning approval is erection of a single storey extension, in place of an existing glazed porch. The proposal is 4m x 2.7m with mono-pitch roof sloping towards the main part of the dwelling 2.5m to the eaves and 3.75m. It has two roof lights and full length windows in the rear elevation. The windows would be white uPVC to match those present in the dwelling.

3.0 PLANNING HISTORY - 3.1 There are two previous applications considered to be relevant; 94/00553/B - Construction of conservatory - APPROVED 99/00654/B - Extension to existing conservatory - APPROVED 15/00837/B - Erection of replacement garage and creation of patio area within rear garden PCO

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. Policy L/RES/PR/1 states: "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential,

• alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
• 4.2 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 planning application. 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:

• (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, and (g) does not affect adversely the amenity of local residents or the character of the locality."

4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".

5.0 REPRESENTATIONS - 5.1 Lonan Parish Commissioners recommend the planning application be approved. 14.07.15 - 5.2 The Highways Division raise no objection to the planning application; 10.07.2015.

6.0 ASSESSMENT - 6.1 The main issues in the consideration of this application are the effect of the proposal upon the character and appearance of the area and the main dwelling and the effect of the proposed extension on the living conditions of Torridon, with particular reference to privacy and overlooking. - 6.2 The scale and extent of proposed extension is in keeping with the overall scale and extent of the existing dwelling and application site. It is considered that the proposal would not be out of character with the area and that would not unduly affect the living conditions or private amenity of the neighbouring property, Torridon, due to the distance and existing mature boundary treatment. - 6.3 As such, it is concluded that the proposal accords with the provisions of General Policy 2 of the Isle of Man Strategic Plan 2007 and policy L/RES/PR/1 of the Laxey and Lonan Area Plan Order 2005. The proposal does not affect highway safety and is not considered to affect any other obvious material planning consideration.

7.0 RECOMMENDATION - 7.1 It is recommended that the application be approved.

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: 05.08.2015 Conditions and Notes for Approval: 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 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 Location Plan, Site Plan and drawings 1307.1, 1307.2 and 1307.3 all date stamped as received on 29 June, 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.

Decision Made : Permitted Date : 06.08.2015 Determining officer

Signed :………M GALLAGHER.. Michael Gallagher Director of Planning and Building Control