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PLANNING OFFICER REPORT AND RECOMMENDATIONS 14/00789/B Mr & Mrs Robert Griffiths Erection of a replacement extension to rear elevation The Bungalow Main Road Ballaugh Isle Of Man IM7 5ED Application No. : Applicant: Proposal : Site Address : Mr Chris Balmer 22.07.2014 22.07.2014 Officer Delegation Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer's Report 1.0 THE SITE 1.1 The application site forms the residential curtilage of The Bungalow, Main Road, Ballaugh, located on the northern side of Main Road and east of Ballaugh Village. The property is a single storey, detached bungalow with a detached garage which faces the western gable end of the dwelling. A driveway runs between the two, to give access to a rear parking area and turning provision. To the rear is a small area of lawn, whilst the main garden area is to the east of the site. PLANNING STATUS The application site is within an area recognised as being an area of "High Landscape or Coastal Value and Scenic Significance" not designated for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area. Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration 2.0 2.1 2.2 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that; 2.3 (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential." 2.4 Housing Policy 16 states: "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." PLANNING HISTORY The previous planning applications are considered relevant in the assessment and determination of this application:- 3.0 3.1 3.2 Approval in principle to erect a dwelling - 07/00737/A - REFUSED Page 1 of 4 14/00789/B 4 August 2014

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Retention offence and access - 07/01329/R - REFUSED 3.3 Creation of a vehicular access and the retention of i.5m wide pathway through a sodbank - 05/01293/B - REFUSED 3.4 3.5 Change of use of iand from agricultural to residential - 06/01350/C - APPROVED 4.0 REPRESENTATIONS 4.1 Ballaugh Parish Commissioners have no objection to the application. 5.0 THE PROPOSAL 5.1 This application seeks approval for the erection of an extension to rear elevation of dwelling. The proposai would involve the removal of the existing flat roofed extension to the rear and side elevations. The proposed rear extension would have a depth of 5,5 metres, a width of 10.2 metres and a maximum height of 3.6 metres. Elevational finishes would match the existing dwelling. The roof design of the proposal would include a small section of lean-to roof, similar to a parapet wall which would run above the eaves of the extension. A roof lantern would also be installed within the roof serving the proposed kitchen below. 5.2 6.0 ASSESSMENT 6.1 Visiting the site it is clear that the property is a non-traditional property, in terms of Manx Vernacular and therefore Housing Policy 16 is considered appropriate to apply. This policy states that extension of non-traditional dwellings will not generally be permitted where this would increase the impact of the building as viewed by the public. A number of pre-application discussions took place between the applicant's agent and the Planning Authority, which included larger pitched gable end roof, flat roof extensions and more modern contemporary designs. The key issues is where whether the designs where appropriate for the existing dwelling, but also would the designs increase the impact of the building as viewed by the public. 6.2 It was judged the proposal fitted best, which included a lean-to roof style, parapet wall, which gave some interest compared to a flat roofed extension, whilst at the same time not result in a design which would be noticeable from public views. 6.3 Visiting the area, it is clear that public views of the proposed rear extension would be extremely limited, given the position to the rear of the property, and the roadside boundaries which run along the Main Road. Whilst the proposal would be larger than the existing rear and side extension, it is considered the proposal would be an overall improvement to the existing property. Overall, it is considered the design, size, finish and being set to the rear elevation would not result in the extension increasing the impact of the building as viewed by the public, and therefore comply with Housing Policy 16 and Environment Policy 2. 6.4 The proposal would have no adverse impacts upon the neighbouring residential property 'Cronkould Cottage (located to the west) given the proposed size, height, distance the proposal is from the neighbour and due to the detached garage which runs along the shared boundary. 6.5 RECOMMENDATION Overall, it is considered the proposed extension would not result in any adverse impacts upon the appearance of the property or upon the amenities of the adjacent properties. For these reasons the proposal is considered to be appropriate in this location and accordingly it is recommended that the application be approved. 7.0 7.1 4 August 2014 14/00789/B Page 2 of 4

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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. 8.0 PARTY STATUS 8.1 Recommendation Recommended Decision: Permitted Date of Recommendation: 04.08.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal 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. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to Drawings reference numbers 01, 02 and 03 all received on 3rd 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, a, Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer "O' Signed : Signed : 4 August 2014 14/00789/B Page 3 of 4

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Michael Gallagher Director of Planning and Building Control Head of Development Management Jennifer Chance 4 August 2014 14/00789/B Page 4 of 4