24 July 2015 · Delegated - Director of Planning and Building Control
Bracken Hill House, Ballacraine, St. Johns, Isle Of Man, IM4 3lr
The proposal involves extensions and alterations to the existing detached dwelling at Brackenhill House on Peel Road, St Johns, comprising a single-storey rear linking extension to convert the existing 43sqm garage into an open-plan bedroom/living area with small bathroom and kitchenette (granny annexe), a flat-roof ca…
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The proposals are single storey at garden level, lower than the rear road, on a large plot, resulting in limited if any impact on neighbouring amenities.
Residential Policy RES/P/5 (St John's Local Plan)
Policy RES/P/5 allows appropriate extensions and alterations to existing property outside specified development areas. The officer assessed the extensions as appropriate, with no new residential development proposed, and the garage conversion deemed ancillary rather than new dwelling.
General Policy 2
GP2 permits development respecting site/surroundings in siting/layout/scale/design/landscaping (b), not adversely affecting landscape/townscape character (c), and not adversely affecting resident amenity or locality character (g). Assessed compliant as proposals have limited neighbour impact, respect existing dwelling, and fit street scene; annexe controls prevent fragmentation.
Time limit
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.
Ancillary use only
The extension hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling at 'Brackenhill House', Peel Road as identified on the approved drawings 1503-001 and 1503-004, and shall not be occupied as an independent dwelling unit. Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
no objection, however wondered whether the plan could be altered slightly to bring the roof line into line with the existing brick work and be faced in brick to enhance the appearance of the link building
do not oppose the application
German Parish Commissioners have no objection to the application but suggest altering the roof line to align with existing brickwork and facing it in brick to enhance appearance.
German Parish Commissioners
No ObjectionMy Commissioners have no objection to this application however they wondered whether the plan could be altered slightly to bring the roof line into line with the existing brick work and be faced in brick to enhance the appearance of the link building.
