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16/01143/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01143/B Applicant : Mr Keith Quane And Mrs Sandra McMahon Proposal : Ground floor extensions to dwelling Site Address : Baldromma Beg Jurby Road Lezayre Ramsey Isle of Man IM7 2EB
Case Officer : Mr Jason Singleton Photo Taken : 16.11.2016 Site Visit : 16.11.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of Balladromma Beg, Jurby Road, Ramsey. The existing property is a bungalow which is set back some 10m from the highway to the south. The property has a hipped roof and a painted render finish under a tiled roof. To the east of the site is a detached single garage and a pair of semi-detached property; Fairfield and Newlyn.
THE PROPOSAL 2.1 Proposed is s single story extension to the property that would see an increase of 50m2. This would be achieved by extending the rear elevation out into the garden area by 3.6m across the whole rear elevation, also proposed is a front porch 5m x 3m. Some of the other details proposed would see the front elevation alter in its appearance and the roof above the rear extension would be double hipped with a central valley to mirror the existing roof pitch at the sides.
PLANNING HISTORY 3.1 This application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
DEVELOPMENT PLAN POLICIES 4.1 In terms of land use designation the application site is zoned under the Isle of Man Development Plan Order 1982 as being "white Land" or not zoned for development.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains a number of policies that are considered specifically material to the assessment of this current planning application. As the land is not zoned for development General Policy 3 would be applicable, but as this application is for an extension to an existing property, the principles of the following policies are considered applicable;
4.3 Housing Policy16:
The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.
REPRESENTATIONS 5.1 Lezayre Parish Commissioners have no objection (07/11/16)
5.2 Highways have commented but have no objection. (01/11/16)
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16/01143/B
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ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling and (ii) that on the surrounding area and street scene.
6.2 The application site sits within its own spacious grounds, with much of the curtilage laid to lawn or planted up, there is a small hard standing at the entrance and a concrete pad for a carp park in front of the detached garage. The majority of the built works are contained to the rear and would not readily be seen from the highway, in any case those views would be set within the residential curtilage and the proposed extension would be an appropriate form of development where the extension would be subservient to the dwellinghouse. The proposed alterations would not increase the impact of the building as viewed by the public.
6.3 Similarly for the reasons stated above, it is considered the proposed extension and alterations, whilst substantial, would have no impact upon the visual appearance of in the street scene. Additionally, the proposals would vastly improve the existing property from a dwelling of poor form to an attractive contemporary property which can only be of benefit to the area.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
INTERESTED PERSON 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: 22.11.2016
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 drawings referenced 1370.1, 1370.2 and 1370.3 date stamped received 4th October 2016.
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16/01143/B
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I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 24.11.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
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16/01143/B
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