**Document:** DEC Officers Report **Application:** 14/00716/B — Alterations and extension to rear elevation **Decision:** Permitted **Decision Date:** 2014-07-18 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/34930-ballaugh-thie-hene-extension/documents/1090244 --- # DEC Officers Report ### Officer's Report [Table omitted in markdown export] #### The Site 1.1 The site is the curtilage of an existing semi-detached dwelling which sits just to the east of Ballaugh Bridge in the heart of Ballaugh village. From the front the building is traditional and symmetrical and attractive: from the rear less so in all of these respects with a two storey annex which has a mixture of windows and a stepped elevation. The rear elevation looks out into the rear garden which has to its rear the corner of the rear garden of 3, Chapel Close and to the north east the rear gardens of 15 and 16, Mountain View. #### The Proposal 2.1 Proposed is a rear extension. This will be single storey and unfortunately retaining the upper windows of the existing rear annex but providing a symmetrical ground floor elevation looking into the rear garden. This will be the full width of the existing dwelling with the drawings showing the soffit and barge board overhanging the mutual boundary with the adjoining property. This however, is shown on the drawings as within the ownership or control of the applicant. 2.2 The extension will have a peak feature in the centre and large square windows on each side. The roofing will be slate with 4 connected rooflights within the top of each pitch and two smaller conjoined ones further down the pitch. The natural slate is to be underlined with a fibreglass roof and is double lapped. The slate is a veneer but the applicant advises that they have done it many times before as it looks much better than an exposed fibreglass. 2.3 The elevation of the extension which will face towards the adjoining neighbour will have no windows and will simply be a 2.2m high wall (a wall up to 2m high could be built without planning permission under the provisions of the Permitted Development Order). The other elevation will have a single window in it which will face out onto the side garden of the property. 2.4 The extension will project into the rear garden by 4.5m and will be 9.6m wide. #### Planning Status And Policy 3.1 The site lies within an area designated as residential on the Isle of Man Planning Scheme (Development Plan) Order 1982. As such the issues to be raised are highlighted in General Policy 2 of the Strategic Plan as follows: "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: b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality". ### Planning History 4.1 Planning approval was granted for the replacement of uPVC sliding sash windows under PA 00/02315/B. ### Representations 5.1 There are no representations on the file at the time of writing. ### Assessment 6.1 The proposal will have an impact on the adjacent property in that the boundary will now be formed by a higher wall for a length of 4.5m but this is only slightly (0.2m) higher than a wall which would be permissible without planning approval under the provisions of the PDO. The fact that the neighbouring property is within the ownership of the applicant is also helpful in this respect, particularly as the guttering appears very close to the boundary between the two. 6.2 The appearance of the rear extension is pleasant and will not be detrimental to the character of the property which is in the main, traditional and attractive. 6.3 The proposal is considered to be acceptable. ### Party Status 7.1 The local authority, Ballaugh Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 7.2 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 14.07.2014 ### Conditions and Notes for Approval / Reasons and Notes for Refusal 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. This approval relates to drawing recerence 730.01E received on 12th June, 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. Decision Made : Permitted Date : 15/7/14 Determining officer (delete as appropriate) Signed : _________________________ Chris Balmer Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Head of Development Management Signed : _________________________ Sarah Corlett Senior Planning Officer Signed : _________________________ Jennifer Chance --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/34930-ballaugh-thie-hene-extension/documents/1090244*