DEC Officers Report

Application No.:	14/01148/B
Applicant:	Mrs Joan Cox
Proposal:	Alterations and erection of a ground floor extension to replace existing
Site Address:	Flat 1
Mount Rule House
Mount Rule
Douglas
Isle Of Man
IM4 4HP

Officer's Report

1.0 The Application Site

1.1 The application site is the residential curtilage of Flat 1, Mount Rule House, a ground floor flat forming part of a large detached apartment block located on the northern side of the A23 Mount Rule Road in Braddan.

2.0 The Proposal

2.1 The planning application seeks approval for the demolition of the existing sun room and balcony and erection of a replacement sun room and balcony.

2.2 The existing sun room and balcony project approximately 4 metres from the western elevation, has a width of just less than 3.6 metres and height of just less than 4.6 metres. The balcony forms part of the flat above Flat 1. The new proposed sun room and balcony would project just less than 4.2 metres from the western elevation, have a width of just less than 3.6 metres and height of just less than 4.9 metres.

2.3 The new extension would be finished in materials to match the existing building.

3.0 Planning History

3.1 The application site has not been the subject of any previous planning applications that are considered materially relevant

4.0 Planning Policy

4.1 In terms of local plan policy, the application site is within an area zoned as Existing Low Density Housing in Parkland under the Braddan Local Plan 1991.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application:

Case Officer :	Miss Melissa McKnight
Photo Taken :
Site Visit :
Expected Decision Level :	Officer Delegation

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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

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 Braddan Parish Commissioners support the planning application (24/10/2014). 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (22/10/2014).

6.0 ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application are the impacts of the extension on the existing character and appearance of the Mount Rule House and general visual amenity of the area.

6.2 With regards to the new extension on Mount Rule House, what is proposed under this scheme is slightly longer in length and taller in height than the existing sun room and balcony. The increase in both the length and height are considered fairly marginal and modest and are not judged to alter the appearance of Mount Rule House to a scale that would be considered harmful to the character and appearance of the application site. As such, the new sun lounge and balcony is not judged to have an adverse impact on the main building and is not so dissimilar to what is currently there.

6.3 Mount Rule House is not visible from the A23 given the significant boundary treatment along Mount Rule Road and the boundary of Mount Rule House. As such, the proposal is

judged to have a minimal, if any, impact on the visual amenity of the surrounding area or public amenity in general.

7.0 Recommendation

7.1 Overall it is concluded that the planning application is in accordance with General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 and as such is recommended for approval.

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: 03.11.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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: 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 Drawing No 1676-01, 1676-02 and 1676-03 all date stamped as received 3rd October 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.

Determining officer (delete as appropriate)

Signed : Chris Balmer Senior Planning Officer	Signed : Sarah Corlett Senior Planning Officer
Signed : Michael Gallagher Director of Planning and Building Control	Signed : Jennifer Chance Head of Development Management