DEC Officer Report

Application No.: 18/01243/B Applicant: Mrs Anne King Proposal: Demolition of existing rear extension and erection of replacement rear extension Site Address: Ballakaneen House Andreas Road Andreas Isle of Man IM7 4EN Planning Officer: Mr Owen Gore Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.03.2019 _________________________________________________________________

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.

• C 2. All external facing materials to be used in the development, hereby approved, shall match those of the existing building, in respect of their type, colour and finish.

Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information: This planning permission relates to the following plans and documents: -

• Drawing No.947-001 RevA - Plan, Elevations & Section as Existing
• Drawing No.947-002 - Plan Rev A, Elevations & Section as Proposed Date-stamped as having been received 08 March 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The applications site is a large house in a reasonably sized site that is located approx. 290m north/north east of the nearest public highway, Andreas Road. The site is accessed via a private road that also serves Ballakaneen Equestrian Facility to the north east.

2.0 PROPOSAL - 2.1 The proposal is for the demolition of a single storey rear extension and replacement with a similar sized, single storey rear extension. - 2.2 The existing extension to be demolished has a shallow pitched roof, a large chimney on the north elevation and multiple sliding patio doors; the proposed extension is flat-roofed with 'period moulded parapet capping' and 'period moulded string course'.

3.0 PLANNING POLICY Local Area Plan - 1982 Development Plan Site Designation - '' The following policies are particularly relevant to this proposal:-

Isle of Man Strategic Plan 2016 General Policy 2 (GP2) - Development within land-use zones; Housing Policy 16 (HP16) - Extension of Non-traditional dwellings in the Countryside.

4.0 PLANNING HISTORY o 15/01158/B - Variation of condition three of approved equestrian centre (PA 09/02059/B) to enable the use of the equestrian centre independent of Ballakaneen House APPROVED - 5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. Andreas Parish Commissioners

• o No Objection (dated 16 January 2019) Department of Infrastructure (DOI) Highways Division
• o No comments at the time of writing Neighbours' views
• o No comments received

6.0 ASSESSMENT Character and appearance

6.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. In this respect, the proposal complies with GP2. Impact on neighbours - 6.2 The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. In this respect, the proposal complies with GP2. Parking and highway safety - 6.3 The proposal will not increase the number of bed spaces or reduce the amount of parking provision available on site.

- 7.0 CONCLUSION

7.1 The proposal is considered acceptable in accordance with the designation within the Local Area Plan and the appropriate policies within the Isle of Man Strategic Plan 2016. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 01.04.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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