Officer Planning Report

Planning Report And Recommendations {{table:126281}} {{table:126282}} {{table:126283}} {{table:126284}} {{table:126285}} ### Considerations ### Written Representations ### Consultations

Officer's Report

Description Of Application Site

• The application site is a single/two storey detached property situated on the southern side of the Garey Road.
• The site is situated within an area of high landscape value and scenic significance.
• The site is also within an area of private woodland.
• To the north west of the application site is the property of Little Garey".
• To the south of the site are fields

Proposal

• The proposal for alterations and extensions to form additional living accommodation to the existing dwellinghouse.

• A first floor extension will project 6.6m to the west of the existing dwelling. The height of the extension will be 10.5m to the ridge when measured from ground level.
• A first floor extension will also project 4.6m to the east of the existing bathroom and will project 4.8m to the north.
• A first floor/two storey extension will project 3.8m to the north and 5.8m to the west of the landing. The height of the extension will be 9.6m.
• The extensions will be rendered and painted.
• The extensions will be interlinked to create a two storey dwellinghouse.
• A conservatory will be constructed on the south elevation. It will project 3.8m to the south and will be 4.9m in width. The height of the conservatory will be 4.1m to the join of the mono-pitch roof to the main dwellinghouse.
• A new roof will be constructed to allow all the extension to interlink with each other. The overall height of the new roof will be 10.5m

Relevant Planning History

• 87/00486 – Alterations and erection of garage – granted
• 85/00581 – Alterations to convert existing billiard room into garage – granted.

Development Plan Policies

• Isle of Man Planning Scheme (Development Plan Order) 1982
• Isle of Man Strategic Plan (Modified Draft) 2004; GP2, HP15, HP16

Statutory Consultation Responses

• Highways, DoT – No comments have been received.
• Lezayre Parish Commissioners – No objection

Public Responses

• Press notice were posted on 12/1/06
• Representations have been received from the IoM Fire and Rescue Service regarding the installation of domestic smoke detectors.

Issues

• In terms of the impact on “Little Garey”, the application site is set to the south east of the neighbouring property. There is a 39m separation distance between the two properties. There is substantial landscaping along the western and northern boundaries of the site. I do not consider the proposed extensions will cause any significant harm to the occupiers of “Little Garey” due to the landscaping and the significant separation distance that exists
• In respect of the impact on the visual amenities of the Garey Road, the property is set behind substantial landscaping which dominates the boundary with the public highway. The majority of the existing dwelling is obscured. The proposed extensions will be partly visible via the existing vehicular entrance. I do not feel the proposed extensions will be excessive within the locality as only small parts of the extension will be visible. I consider the extensions to be acceptable and will not cause any significant harm to the visual amenities of the Garey Road.
• In respect of the impact on the visual amenities of the Lezayre Road, the application site is set approximately 150m to the north. The property is obscured from view from the public highway due to some high hedging along the boundary. However, there is a break in the hedge that allows access into a field and this is the only point in which the property is visible from the Lezayre Road. The proposed extensions are an improvement to an unattractive extended dwellinghouse. I consider the proposed extensions to be well balanced and in proportion. I therefore consider the proposed development will not adversely affect the visual amenities of the locality when viewed from the Lezayre Road.

Conclusion

I therefore recommend that permission be granted subject to conditions in the attached schedule.

Party Status

I consider that the following should be granted party status due to them being statutory consultees or meet the criteria of Government Circular 1/06:

• Lezayre Parish Commissioners
• Department of Transport

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 02.05.2006

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the alterations and extensions to the existing dwellinghouse as shown in drawing numbers 1, 2, 4015-3, 4015-5P and 4015-5LP date stamped 4th January 2005.

C 3. No roofing materials shall be used other than materials similar to those used on the existing building.

C 4. The roof(s) must be finished in dark natural slate.

C 5. ~~The windows to be formed in the west facing wall of the extension shall only be glazed with obscure glass~~

N . The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date: 5/5/6

Signed: M. I. McCauley Director of Planning and Building Control in the absence of the Director on leave.