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The application site is the residential curtilage of Primrose Lodge, Slieau Lewaigue, Lewaigue, Ramsey, which is a two storey detached property located on the western side of the Slieau Lewaigue and southeast of Ramsey.
The application site is within an area recognised as being an area of ‘woodland’ not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; however the site is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
The following previous planning applications are considered relevant in the assessment and determination of this application:
Case – PA 05/00382/B Erection of garage – Permitted
Case – PA 06/00944/B Alterations and extension to garage – Permitted
Case – PA 08/00835/C Change of use of garage into a beauty salon – Permitted
Case – PA 08/01751/B Replace garage doors with uPVC French doors – Permitted
The application seeks approval for alterations and erection of extensions. The extension would consist of a two storey side extension, which would have a width of 7 metres, a depth of 9.5 metres and a ridge height of 7.6 metres. Additionally, the application proposes the erection of a rear conservatory to the rear of the proposed extension. This conservatory would have a rear projection of 5.6 metres, a maximum width of 8 metres and a ridge height of 4 metres.
The Highways Division of the Department of Transport advise that they do not oppose the application subject to the following conditions:- "Two off street parking spaces to be provided for this development."
Maughold Commissioners have no direct objections to the proposal but would be reticent to support any future application for a new garage if the current garage is converted.
The Planning Authority has received no privately written representations objecting to the application.
The application site is located within an area of "High Landscape or Coastal Value and Scenic Significance" on the Isle of Man Development Plan, 1982. Within the adopted Isle of Man Strategic Plan, the following policies are considered relevant –
Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Housing Policy 15: 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).
Dealing with the size of the proposed extensions, they equate to an approximate 54% increase of the existing in terms of floor space. It is considered, whilst this is above the generally permitted 50% increase as indicated within Housing Policy 15, the difference of 4% would not be regarded as significant to warrant a refusal on these grounds, especially as the rear conservatory would not be very apparent from any public vantage point.
The proportion, form and design of the side extension, have taken the existing property into account, especially the proposed bay window to the front (west) elevation of the extension. Also, due to the proposed width and the ridge height being lower than the existing property, the extension would not appear overly prominent. For these reasons it is considered the proposals would be in keeping with the existing and therefore would not have a detrimental visual impact upon the appearance of the existing property.
Overall, it is considered the proposals would be acceptable for the reasons given previously within this report and therefore comply with the relevant planning policies. Accordingly, the proposals would be appropriate in these locations and therefore the application is recommended for an approval
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Maughold Commissioners Highways Division
Recommended Decision: Permitted
Date of Recommendation: 12.01.2009
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 approval relates to the alterations and erection of extensions as proposed in the submitted documents and drawings DRWG 01, DRWG 02 and DRWG 03 all received on 10th November 2008.
C 3. The external finishes of the extension must match those of the existing building in all respects.
C 4. The roof(s) must be finished in dark natural slate.
I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.
Decision Made : Permitted Date : 15/1/09
Signed : D. B. B. (signature) Acting Senior Planning Officer
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