36095

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                                                 15/00192/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00192/B Applicant : Trustees Of The Grest Home Proposal : Erection of a sun room extension and ramped approach to porch Site Address : Grest Home Andreas Road Ramsey Isle Of Man IM7 4EA

Case Officer : Mr Chris Balmer Photo Taken : 10.03.2015 Site Visit : 10.03.2015 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The application site represents 'The Grest Home', Andreas Road, Lezayre which is a large two storey detached property located on the north-eastern side of Andreas Road and north of Ramsey.

2.0 THE PROPOSAL 2.1 This application seeks approval for the erection of a single storey front extension. The proposal would have a front projection of 1.7 metres, a width of 8.1 metres and a maximum height of 4.4 metres. The proposal would have a lean-to roof design with central front facing gable glazed end.

3.0 PLANNING STATUS 3.1 The application site is not designated for development under the 1982 Development Order.

3.2 Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application:

3.3 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Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein.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: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."

3.4 Housing Policy 15 states: "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)."

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                                                 15/00192/B
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4.0 PLANNING HISTORY 4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.2 Erection of a porch and access ramp - 14/00601/B - APPROVED

4.3 Alteration of existing door opening into a window - 13/91525/B - APPROVED

4.4 Creation of en-suite toilet facilities to first floor bedrooms - 98/02210/B - APPROVED

4.5 Alterations and extensions to create new bedroom block - 95/00918/B - APPROVED

4.6 Installation of 4 person passenger lift - 99/01015/B - APPROVED

4.7 Extension to kitchen - 92/00980/B - APPROVED

4.8 Alterations and additions to form store and bin store - 86/00813/B - APPROVED

4.9 Extension to dining room -84/01230/B - APPROVED

5.0 REPRESENTATIONS 5.1 Lezayre Commissioners have no objection (received on 09.03.2015).

5.2 Manx Utilities Authority has no comments on the merits of the application but ask for an informative note is attached to any approval (received on 06.03.2015).

6.0 ASSESSMENT 6.1 The main consideration is whether the proposed extension respects the proportion, form and appearance of the existing property. In terms of the design, proportion and form the modest extension to the front elevation is considered appropriate. The size of the extension is such that it would be below the required 50% threshold as required by Housing Policy 15. Overall it is considered the proposed extension would be acceptable and would not harm the character and quality of the landscape.

7.0 RECOMMENDATION 7.1 It is recommended for an 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: 27.03.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

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                                                 15/00192/B
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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.

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.

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This approval relates to drawings reference numbers 131036 0P, 131036 1S and 131036 2S all received on 23rd February 2015.

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 : 30.03.2015

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :...M GALLAGHER..

Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management