Planning Officer Report

Planning Officer Report And Recommendations {{table:378441}} Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of Ramillies, a single storey detached property sited on the southern side of Clay Head Road, Baldrine with an established residential area.

1. The application site dwelling is sited approximately 50 metres from the highway and is set within its own garden bounded by natural vegetation and large belts of mature trees.

The Proposal

1. The planning application seeks approval for the erection of an extension to the south west elevation in replace of an existing conservatory.

1. The existing conservatory projects 4 metres from the existing dwelling and has a width of 6 metres and maximum height of 4.4 metres. The new proposed extension would project just less than 4.7 metres and would have a width of 5.4 metres. The proposed extension would have a simple roof with a maximum height of just less than 4 metres.

1. The new proposed conservatory would be finished in a painted sand/cement render to match the main dwelling with the roof finished slate to also match that of the main dwellinghouse.

Planning History

1. Planning permission was granted in 1992 for the construction of a conservatory under PA 92/00614/B. Prior to this planning permission was granted under PA 90/04173/B for extensions to create lounge and conservatory in 1990.

Planning Policy

1. In terms of local plan policy, the application site is within an area designated as predominantly residential use under the Laxey and Lonan Area Plan Order 2005 Map No.2. The plan contains one policy that is considered specifically material to the assessment of this current planning application.

Policy L/RES/PR/1 states: "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."

1. 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:

• (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;
• (I) 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."

Representations

1. Lonan Parish Commissioners have no objection to the current planning application.
2. The Department of Infrastructure Highways Division have no objections to the current planning application.

ASSESSMENT

1. It is considered that the overall level of development contained within the proposal is relatively modest. The proposed extension to replace an existing conservatory is deemed to respect the appearance and form of the main dwellinghouse and would not have a detrimental impact to the enjoyment of the dwelling or those residing in Ramillies.
2. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with Policy O/RES/P/21 of the Laxey and Lonan Area Plan 2005 and General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be permitted.

Party Status

1. The local authority, Lonan Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
2. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.

Recommendation

Recommended Decision: Permitted

Date of 09.04.2013

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> O : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval for the erection of a conservatory in replace of an existing conservatory relates to drawings titled 1.7218-L and 1.7218 - S and drawing 1.7218 - 101 all date stamped 1st March 2013.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 9.4.13

Determining officer (delete as appropriate)

Signed :	Signed : Sohnsoult
Anthony Holmes	Sarah Corlett
Senior Planning Officer	Senior Planning Officer
Signed : Shwylhe	Signed :
Michael Gallagher	Jennifer Chance
Director of Planning and Building Control	Development Control Manager