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Application No.: 14/00880/B Applicant: Miss Fiona Sibley Proposal: Alterations and erection of extensions to dwelling and erection of a detached summerhouse Site Address: Linden Lea Old Lonan Road Baldrine Isle Of Man IM4 6DF Case Officer : Miss Melissa McKnight Photo Taken: 13.08.2014 Site Visit: 13.08.2014 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Linden Lea, a single storey detached property sited on the eastern side of Old Lonan Road in Baldrine. - 1.2 The application site has two projecting bay windows at the front elevation and a flat roofed conservatory on the eastern elevation and porch on the southern elevation. In the rear garden is a detached summerhouse. The dwelling is bounded by shrubbery and vegetation on all sides and is partially visible from Old Lonan Road. - 1.3 The Old Lonan road rises from north to south and as such the rear of the dwelling is more visible as one travels north along Old Lonan Road towards Baldrine, travelling south away from Baldrine, limited and distorted views of the dwelling are obtainable.
2.0 THE PROPOSAL - 2.1 This current planning application seeks approval for the erection of two extensions, erection of a summerhouse and creation of a patio area to the rear of the dwelling. - 2.2 It is proposed to replace the existing side elevation conservatory with an extension to create an en-suite bedroom. The extension would project 3.6 metres from the side elevation and would have a length of just less than 5.8 metres. The extension would have a semi hipped roof with a ridge height of 4.8 metres. - 2.3 It is also proposed to replace the rear porch with a new extension that would create a kitchen and breakfast room. The extension would project 6.4 metres from the rear elevation, have a width of 5.7 metres and would have a pitched roof with a ridge height of 4.6 metres. The rear elevation of the rear extension would be almost fully glazed with a pitched glazed window. Also to the rear would be a new patio area. - 2.4 The proposed extensions would be finished in materials to match the main dwellinghouse. - 2.5 The new summerhouse would be created from the old conservatory that is currently on the eastern side elevation of the dwelling. The conservatory will be erected above a new
wall and base. The conservatory measures 3.2 x 4.4 metres and has a height of 3.4 metres. The south west elevation of the summerhouse would be a solid rendered wall.
3.0 PLANNING HISTORY - 3.1 Approval was sought under PA 88/01590/A for the approval in principle to extend outhouse to form dwelling. Planning was refused in 1988.
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area zoned as predominantly residential under the Laxey and Lonan Area Plan 2005 (Map No. 2). - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application.
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:
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 extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
5.0 REPRESENTATIONS - 5.1 Lonan Parish Commissioners recommend that the application be approved.
6.1 The fundamental issues to consider in the assessment of this current planning application are whether the proposed alterations and extension would impact upon the residential amenity of Ardlui, Silverlea and No. 1 Baldrine Park and whether the proposed development would be appropriate and would not detract from the existing appearance of the main house and surrounding area in general. - 6.2 As Old Lonan Road slopes downwards, south to north, the three properties named above are all set below the application site and given the substantial boundary treatment of the application site and neighbouring properties along with the distance between properties it is not thought that the development proposed would adversely impact upon the residential amenity of the immediate neighbouring properties. - 6.3 The replacement of the side conservatory is considered to be an improvement over the existing and is judged to be appropriate in terms of size, scale, that would respect the character and appearance of the application site dwelling. The extension to the rear elevation, whilst large in scale, is not judged to harm the existing enjoyment or detract from the appearance of the main dwelling house. The application site is positioned in a large plot and as such the extensions proposed and patio area would not result in the loss of a great amount of garden space. - 6.4 In terms of the impact on the locality, whilst partial views of the extensions and summerhouse may be obtained from Old Lonan Road, they are not considered to be of a scale that would cause a detrimental impact on the character and appearance of the locality or have an adverse impact on public amenity in general.
7.0 RECOMMENDATION - 7.1 Overall the planning application is concluded to accord to the provisions of General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 and as such it is recommended that the planning application be permitted.
8.0 PARTY STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation Recommended Decision: Permitted Date of Recommendation: 01.09.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval
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 DRG No S/5200/1, S/5200/2, S/5200/3 and A4 Photo sheet showing the existing dwelling date stamped as received on 22nd July 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 02/09/14 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed : Sarah Corlett Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
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