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Government Isle of Man Government Railly: Ellen Fannie
J S Associates 5 Cronk Y Berry Mooar Douglas Isle Of Man IM2 6HJ
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Mr Edward & Mrs Zoe Pearson, Ref 13/00729/B, for the Erection of conservatory to dwelling at Silverdale House Silverdale Road Ballasalla Isle Of Man IM9 3DS subject to compliance with the following condition(s):
Date of Issue: 25th July 2013
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them.
This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.
Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later. If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected] 13 / 00729 / B
| Application No. : | 13 / 00729 / B | | :-- | :-- | | Applicant : | Mr Edward & Mrs Zoe Pearson | | Proposal : | Erection of conservatory to dwelling | | Site Address : | Silverdale House | | | Silverdale Road | | | Ballasalla | | | Isle Of Man | | | IM9 3DS |
Case Officer : Mr Chris Balmer Photo Taken : 27.06.2013 Site Visit : 27.06.2013 Expected Decision Level : Officer Delegation
1.1 The application site is the residential curtilage of Silverdale House, Silverdale Road, Ballasalla, which is situated on the north western side of the narrow road which leads west from Silverdale to the A3 Foxdale Road. 1.2 The application property is an old dwelling although not of the usual vernacular style the property has gable eaves and roof edges which project beyond the gable of the house, the chimneys are therefore not at the end of the ridge. Windows are vertically proportioned although plastic framed casements. 1.3 The property is well screened from the public highway, given the mature and substantial landscaping which fronts onto the Silverdale Road.
2.1 The application seeks approval for erection of a hardwood framed conservatory to dwelling. 2.2 The proposed side ground floor extension would have a width of 3.5 metres, a depth of 7.2 metres and a ridge height of 4 metres (measured on the southeast elevation).
3.1 The application site is within an area which is not designated for development under the Area Plan for the South. The site is within the Silverdale Conservation Area. 3.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:- 3.3 Housing Policy 15: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50 % of the existing building in terms of floor space (measured externally)." 3.4 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.0 PLANNING HISTORY 4.1 The previous planning applications are considered relevant in the assessment and determination of this application: 4.2 Porch alterations and erection of an extension to garage - 09/00668/R - APPROVED 4.3 Erection of sun lounge and front porch to replace existing and alterations to garage -02/02109/B - APPROVED 5.0 REPRESENTATIONS 5.1 Malew Parish Commissioners and the Highway Division have no objection to the application. 6.0 ASSESSMENT 6.1 The first issue is the relevant Housing Policy to consider for this application. From studying the plans and from visiting the site it is considered that the property is of a traditional design. Therefore Housing Policy 15 is most relevant to consider. 6.2 This policy indicates that the existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. The policy goes on to indicate that only exceptionally will permission be granted for extensions which measure more than 50 % of the existing building in terms of floor space. 6.3 The existing floor area of the property as it stands currently the property has a floor area of 225.5 square metres. The proposed works would result in an additional 25.2 square metres, giving a total percentage increase of 11 % (total floor area 250.7 sqm ). Therefore, it is determined that the proposed size increase would be well below the generally permitted 50 % threshold and therefore from this aspect the proposals are acceptable. 6.4 The next issue is whether the proposal would respect the proportion, form and appearance of the existing property. It is considered the proposed extension would be in keeping with the existing property and therefore would be an appropriate form of developments due to its design, scale, finish and proportion. 6.5 In terms of the visual appearance of the proposals from the street scene (Silverdale Road) and therefore impact upon the Conservation Area, only very limited public aspects of the proposal will be apparent. This is mainly due to the significant ground level differences between the application site and the adjacent public highway and the existing mature landscaping along this same boundary. 6.6 Overall, given the appropriate design and limited aspects the extension would be apparent from public views; it is considered the proposal would preserve the character and appearance of the Area, complying with Environment Policy 35. 6.7 The proposal would have no impact upon any residential amenities (loss of light, overbearing impact and/or loss of privacy), given the size, design, landscaping around boundary of the site and siting/distance to any neighbouring properties in the area.
7.1 Overall, whilst the proposal would result in an extension which would increase the massing of the property, this would not significantly increase the impact of the building as viewed by the public. It is considered the proposal would comply with the relevant policy of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
Malew Parish Commissioners
8.2 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 23.07.2013
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
The development hereby permitted shall not be carried out except in full accordance with the following plans 01, 02, 03, 04 and 05 received on 21st June 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: ................................................................................................................................................................
| Signed: .......................................................................................................................................................... | Signed: .......................................................................................................................................................... | | --- | --- | | Anthony Holmes | Sarah Corlett | | Senior Planning Officer | Senior Planning Officer | | Signed: .......................................................................................................................................................... | Signed: .......................................................................................................................................................... |
25 July 2013 13/00729/B Page 3 of 4
Michael Gallagher Director of Planning and Building Control
Jennifer Chance Development Control Manager
PA13/00729/B Mr Edward & Mrs Zoe Pearson Erection of conservatory to dwelling, Silverdale House Silverdale Road Ballasalla Isle Of Man IM9 3DS Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 24.06.2013, includes;
Conservation Areas: Cons Areas: Silverdale Cons Area Dev Control Polygons: Reference Number: 09/00668/R Status: Permitted Proposal: Porch alterations and erection of an extension to garage
Reference Number: 02/02109/B Status: Permitted Proposal: Erection of sunlounge and front porch to replace existing and alterations to garage
BC Case Polygon: Reference Number: 05/07299/DEX BC Case Status: Plans Approved Proposal: Sun lounge extension on north east elevation Reference Number: 12/07137/OTH BC Case Status: Building Work Started Proposal: Replacement of existing septic tank and filter bed structure and separation of storm water flows from existing combined system serving the complex and three adjacent properties. The provision of separate storm water systems is the subject of this application.
Reference Number: 08/07557/REG BC Case Status: Building Work Complete Proposal: Replace existing garage with garage / workshop
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