149994

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                                                 17/00162/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00162/B Applicant : Mr & Mrs Robert Simon Douglas Riggall Proposal : Erection of boiler room/garden store extension Site Address : The Lodge Great Meadow Castletown Isle Of Man IM9 4EB

Case Officer : Miss S E Corlett Photo Taken :

Site Visit : 28.02.2017 Expected Decision Level : Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the curtilage of The Lodge, a striking stone finished castellated building which sits at the entrance to Great Meadow which lies to the north and north west. The building is undergoing works approved under a recent planning application.

1.2 The building forms a distinctive entrance to the estate with an arch headed doorway which originally provided the guarded entrance to the estate. This has been closed off as part of the approved works with a safer entrance having been created in the Castletown direction and this is now in use.

THE PROPOSAL 2.1 Proposed is a very modest extension of single storey proportion, on the northern gable, behind the existing roadside wall but projecting slightly (350mm above the top of the higher part of the castellated parapet and 800mm above the lower part. The extension will project out 1.7m from the side of the building and 3.2m wide. The extension will be finished in stonework to match the rest of the building.

2.2 The extension will provide a boiler/plant room and is partly implemented.

PLANNING POLICY 3.1 The site lies within an area of Low Density Housing in Parkland on the Area Plan for the South. The proposal is consistent with that and as such the provisions of General Policy 3 are appropriate as follows:

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 space 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."

PLANNING HISTORY 4.1 The works currently being undertaken were approved under 14/00246/B and 16/00823/B and the new access was approved under 13/00408/B.

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                                                 17/00162/B
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REPRESENTATIONS 5.1 Malew Parish Commissioners and Highway Services indicate that they have no objection to the application (02/03/17 and 17/03/17).

ASSESSMENT 6.1 The key issue in this case is whether the proposed extension would adversely affect the character and appearance of the building which is of historical and architectural interest. Great Meadow House and Cottages are identified in the Area Plan as worthy of consideration for Registration.

6.2 The extension is mostly hidden behind an existing wall close to the extension and a further one alongside the road which screens any view of the extension up until one is in front of the building. In any case is well designed and clearly subordinate to the main building.

6.3 The application is recommended for approval.

PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 20.03.2017

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 01, 02, 03, 04, 05, 06, 07 and 08 all received on 13th February, 2017.

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                                                 17/00162/B
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I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 10.04.2017

Determining officer

Signed : J CHANCE

Jennifer Chance

Director of Planning and Building Control

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.