31 May 2024 · Delegated - Principal Planner Jason Singleton
Laurel Mount House, Glen Duff, Ramsey, Isle Of Man, IM7 2at
The proposal involves a two-storey side extension (9m deep, 7m wide, 9m ridge height, projecting 2.6m forward of the front) and a single-storey front extension (1.4m projection, 18.5m wide total) with bay windows and a lean-to roof, finished in painted white render and natural blue/dark grey slate.
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The officer noted the extensions would increase floorspace by 67% (or 50.9% including prior conservatory), slightly exceeding HP15's 50% threshold, but exceptionally approved as they respect the propo…
Environment Policy 1
Protects countryside outside settlements from development unless overriding national need and no alternative. Assessed as compliant as extensions are in keeping with traditional property, partially visible from road but screened, no adverse countryside impact.
Environment Policy 2
Prioritises landscape character protection in Areas of High Landscape or Coastal Value. Proposal passes as it would not harm character/quality given subordinate design fitting farmhouse style; site in such area but development appropriate.
Housing Policy 15
Extensions to traditional countryside properties must respect proportion/form/appearance; exceptionally over 50% floorspace only. Exceeds threshold (67% or 50.9% incl. conservatory) but exceptionally approved due to respectful amended design, scale, and subordination.
Planning Circular 3/91
Extensions should maintain original form/character, rectangular/simple like traditional farmhouses (Policy 3). Amended side extension setback, chimney retention, lower ridge ensure subordination; front lean-to with bays/door appropriate historically.
Time limit
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
No further extensions without approval
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
Front door design
The front door (north elevation) shall be solid in nature and a design and style with glazed top and side lights as shown on drawing 05 REV A and shall be completed prior to the occupation of the extension and retained thereafter. Reason: in the interest of visual amenities of the area/individual traditional property.
no further comments to make on updated information
recommend the application is approved
no ecological survey required; no space for bats, good roof condition, no vegetation removal needed
no concerns; works on hardstanding, minimal impact on retained trees, small trees/shrubs removal acceptable
applicant should demonstrate compliance to avoid surface water runoff onto highway
Highway Services, Ecosystem Policy Officer, Forestry, and Lezayre Parish Commissioners all raised no objections to application 24/00365/B, with minor advisory comments on drainage and tree removal.
Key concern: surface water runoff onto public highway
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking; Highway Services HDC has reviewed the updated information for application 24/00365/B dated 26 Apr 2024 online and have no further comments to make
Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads
Conditions requested: The applicant should be aware of and demonstrate compliance with the comments above
Ecosystem Policy Officer DEFA
No ObjectionI don’t think this will require any ecological survey as is. There doesn’t seem to be any space for bats on the side of the property where the extension is to be located and the roof looks to be in god condition. Also, it doesn’t look like vegetation will need to be removed to facilitate the development.
Forestry Arboricultural Officer
No ObjectionI have no concerns with the existing plans. All proposed works appear to be within existing hardstanding and should not significantly impact any retained trees.; the proposal does appear to seek the removal of 3 small trees/shrubs, this is not of any concern due to the small size and low quality of the trees/shrubs.
Lezayre Parish Commissioners
SupportApproved unanimous
Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads
Conditions requested: The applicant should be aware of, and demonstrate compliance with the above clause
