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24/00687/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00687/B Applicant : Mrs Linda Lind Proposal : Demolition of existing conservatory and erection of ground floor extensions Site Address : Ballakaighen Whitebridge Road Onchan Isle Of Man IM4 6AD
Planning Officer: Graham Northern Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.07.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal is considered to comply with Housing Policy 15 and 16 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
Plans/Drawings/Information;
This approval relates to the following drawings received 11.06.2024: SM24/613/3 - Location Plan SM24/613/2 - Proposed Plans and Elevations SM24/613/4 - Proposed Part Elevation and Section __
Interested Person Status - Additional Persons
None __
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24/00687/B Page 2 of 4
Officer’s Report
THE APPLICATION SITE
1.1 The application site comprises the residential curtilage of Ballakaighen, a detached dwelling that is located on the northern side Whitebridge Road in Onchan.
1.2 The property has a hipped roof, with dormer windows to the rear and to one side. The property is a bungalow of a large footprint with the roofspace now utilised for additional accommodation.
1.3 The property is located at the end of a private drive and is owned by a stud farm as such the rear looks over numerous open fields in the applicant's ownership.
THE PROPOSAL
2.1 The planning application seeks approval for the removal of the existing conservatory and erection of a new larger conservatory which spans across the rear. The proposed extension is 2.8 metres in projection and 10.8 metres in width and is single storey with a flat roof.
2.2 The Conservatory has floor to ceiling glazing across the rear and the walls would be render.
PLANNING HISTORY
3.1 10/00157/B - Alterations to dwelling house including creation of dormer windows, erection of decking and conversion of garage to provide additional living accommodation - permitted.
PLANNING POLICY
4.1 The site is shown as within an area not designated for development under the Area Plan for the East. The application site represents the curtilage of a detached dwelling in the countryside. The site is not within a Conservation Area.
4.2 The key policies for this application are Housing Policy 15 due to the traditional elements of the property, which states (in full), "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)" and Housing Policy 16 due to the non-traditional parts of the property, which states (in full), "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."
4.3 There are a number of other relevant policies within the Isle of Man Strategic Plan 2016, as summarised below.
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24/00687/B Page 3 of 4
4.4 Also relevant tis the Residential Design Guide (2021) which offers advice on the design and in relation to visual impact and the impact on neighbours.
REPRESENTATIONS
5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and state "no interest" (14.06.24)
5.3 Onchan Commissioners 02.07.24 Recommend approval.
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
PRINCIPLE
6.2 Housing Policy 15 and 16 and its supporting text clearly allows for residential extensions in the countryside, where they would not detract from the countryside which, in the case of the extension of traditional/non-traditional dwellings, where there would not be a substantial increase in terms of floor area (over 50%) nor where the proposed works would increase the impact of the building as viewed by the public.
6.3 The proposed extension is to the very rear of the dwelling overlooking open fields. The development will not be visible from public vantage points and the scale of the extension is modest in comparison to the existing size of the dwelling.
6.4 With the above in mind the principle of the extension is considered acceptable subject to meeting other criteria below.
Potential visual impact upon the amenities of the countryside 6.5 The proposed conservatory is located to the rear of the property accessed from a gated private drive. The rear faces onto open fields in the stud farms ownership. The proposals are not considered to significantly impact visually on the Countryside and as such are considered acceptable in this regard.
Neighbouring Amenity 6.6 The dwelling is isolated with no nearby residential properties and the rear elevation where the proposed extension is proposed looks over open fields. Additionally the scale of extension proposed at single storey and 2.8 metres rear projection is not considered to result in any significant harm.
6.7 Given the above it is not considered the proposals would impact adversely on neighbouring amenity and no objections have been received from neighbours to raise any impact. As such the proposals are considered to accord with general policy 2.
CONCLUSION
7.1 For the above reasons the proposal is considered to comply with Housing Policy 15 and 16 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
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24/00687/B Page 4 of 4
INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above who should be given Interested Person Status
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 24.07.2024
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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