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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal : Site Address: 14/00512/B Mr David & Mrs Janet Alcock Alterations and erection of a first floor extension to dwelling The Coach House Ballagawne Road Ballabeg Castletown Isle Of Man IM9 4LF Case Officer: Photo Taken : Site Visit: Expected Decision Levei: Miss S E Corlett 15.05.2014 15.05.2014 Officer Delegation Officer's Report THE SITE 1.1 The site is the residential curtilage of an existing dwelling situated on the corner of the B43 Ballagawne Road and the main A7 highway which runs through Ballabeg. The dwelling is the former Coach House which is now an independent dwelling and has retained many of its original features, internally and externally but has more modern features, such as an attached garage at the north eastern end and a much more recent garage has been erected closer to the A7. 1.2 To the north east, across the highway are the grounds of Parville, a large house in its own grounds. Across the main road is Brookville, a detached dwelling which abuts the highway. 1.3 The house is a large building as is the garage alongside but due to its orientation, the dwelling does not have a significant or eye-catching impact on the streetscene which is generally varied and interesting. THE PROPOSAL 2.1 Proposed is the raising of the height of the attached garage and the addition of another floor of accommodation, served by dormers which face the Ballagawne Road and linked to a pitched roof extension over an existing flat roofed annex behind this which then ties in at first floor level as well as ground floor, to the main house. The extension will add 1.2m to the height of the garage ridge and a window with round feature above it which matches one existing on the main house. 2.2 The proposed works will add two further bedrooms and two bathrooms to the property which already has two bedrooms. PLANNING STATUS AND POLICY 3.1 The site lies within an area identified on the APS as Residential. The site also lies within a Proposed Conservation Area. This has yet to be progressed towards adoption. 3.2 As such the following Strategic Plan policy is considered appropriate in this instance: Paragraph 8.12.1 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of 14/00512/B Page 1 of 3 30 May 2014

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extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." General Policy 2 states: "Development which Is in accordance with the land use zoning and proposals in tiie 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; g) does not affect adversely the amenity of local residents or the character of the locality; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan." PLANNING HISTORY 4.1 Hie site has been the subject of a number of applications for alterations, none of which is particularly relevant to the consideration of this current application. REPRESENTATIONS 5.1 Arbory Parish Commissioners and Department of Infrastructure Highway Services indicate that they do not oppose the application. ASSESSMENT 6.1 The issues in this case are the visual impact of the proposed changes on the appearance and character of the Coach House itself and that on the streetscene in general. There are no adjacent dwellings which would be affected by the proposal and the land immediately to the north and west of the site is designated as Worship - ie uses associated with Arbory Parish Church. The new dormers will look out onto the highway. 6.2 Whilst the extensions will add to the massing of the existing building group, it will, it is considered, improve the appearance and proportions of the garage relative to the main house and visually "tie in" in the garage with the dwelling. It is not considered that the works will adversely affect the character or appearance of the property. 6,3 As such, the application is recommended for approval, PARTY STATUS 7.1 The local authority, Arbory Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d. Recommendation Recommended Decision: Permitted Date of Recommendation: 30.05.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal 14/00512/B 30 May 2014 Page 2 of 3

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C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. To comply with article 14 of the Town and Country Planning (Development This approval relates to Drawings reference 1244.1, 1244.2, 1244.3, 1244.4, 1244.5 and the location plan all received on 28th April, 2014. I confirm that this decision accords with the appropriate Government Circular delegating flinctions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. U- Decision Made : Permitted Date: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Plani^ing Officer Signed Jennifer Chance Director of Planning and Building Control Head of Development Management Signed :... Michael Gallagher 30 May 2014 14/00512/B Page 3 of 3