15 October 2015 · Delegated
Bracken Hill House, Ballacraine, St. Johns, Isle Of Man, IM4 3lr
This application sought permission to alter Brackenhill House, a detached dwelling on the northern side of Peel Road, St Johns. The works included converting the existing garage into ancillary living accommodation and erecting a new extension and replacement garage. During the course of the application, the position of a retaining wall in the northeast corner of the plot was amended. The site sits at a higher level than the road but lower than the land to the rear, with residential properties to the south and east. The officer's report identified the main planning considerations as the effect on the character and appearance of the property and street scene, and the potential impact on the amenities of neighbouring properties. The application was permitted on 15 October 2015 under delegated authority, in line with the officer's recommendation to approve.
The application was permitted on 15 October 2015 under delegated authority. The officer recommended approval, and the key planning considerations were the impact on the character and appearance of the property and street scene, and the effect on the amenities of neighbouring properties.
Policy RES/P/5
With the exception of appropriate extensions and alterations to existing property which will generally be acceptable
General Policy 2
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
General Policy 2: 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. 6.3 Development outside of areas zoned for development
