**Document:** Officer Planning Report **Application:** 08/00809/B — Alterations and extensions to dwelling **Decision:** Permitted **Decision Date:** 2008-11-03 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86065-braddan-farmhill-lodge-dwelling/documents/1158815 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] No objection There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999. It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measure must be taken by the developer/occupier of the premises to ensure compliance with the legislation. ## Officer's Report ### Description Of Application Site The application site is the two storey detached located on the north-eastern side of Farmhill Lane. The application site is located within an area zoned as predominantly residential within the Douglas Local Plan. To the North East of the application is Farmhill Manor, which is a Registered Building, and to the North West is Farmhill Farm. ### Proposal The application is seeking permission to erect a side extension over the existing single storey side outrigger, which will then link into a new three storey side extension. The height of the extension will not be any higher than the existing ridge line of the main dwellinghouse. A new porch will also be built on the front elevation of the dwelling. ### Planning Status And Relevant Policies Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2, Paragraph 8.12.1 Paragraph 8.12.1 states that "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." ### Planning History There have been no previous planning applications considered relevant to the assessment of this application. ### Statutory Consultation Responses Douglas Corporation and the Highways Division of the Department of Transport have not objected to the application. The occupiers of Farmhill Farm have objected on the following grounds: the use of an un-adopted lane as a parking area will prevent access to and egress from their land, the extension will restrict the turning manoeuvrability of vehicles, the extension will impact on tree roots of nearby trees. Standard Comments have been received from the Drainage Department of Douglas Corporation and Isle of Man Fire and Rescue Service. ### Issues In respect of the impact on the visual amenities of the locality, the proposed extensions are to the side of the property and will be visible from the public highway of Farmhill Lane. The extensions will be a substantial addition to the dwelling; however, there are dwellings in the surrounding area with a similar footprint to the final footprint of the dwelling with the proposed extensions. The external appearance of the dwelling is also similar to other dwellings within the area. The new appearance of the dwelling is an improvement on the existing external appearance of the dwelling. It is considered the proposed works will not cause any significant harm to the visual amenities of the locality. In respect of the impact on Farmhill Manor, which is a registered building, there is a substantial line of trees running along the boundary of the application site; however, these trees are outside the control of the applicant. The proposed extensions will not be visible from the Manor. It is considered the proposed extensions will not impact the setting of Farmhill Manor. It has also been suggested that the extension will impact the trees within Farmhill Manor; however, the extension will be set approximately 5m away from the trees and will not encroach underneath the tree canopies. A tree canopy is a good indicator of the extent of the root system. It is considered the proposed extension will not impact the long term viability of the trees on the boundary of the application site. In respect of the respect of the use of an un-adopted lane as a parking area so as to will prevent access and egress to land belonging to Farmhill Farm, this is a civil matter between the occupiers of Farmhill Farm and the applicant and as such the planning authority would not get involved in such matters. In respect of the extension restricting the turning manoeuvrability of vehicles, the site has sufficient space for manoeuvring space within the site. The proposed works do not impinge on the public highway and the Department of Transport have not objected on highway safety ground. It would be unreasonable to refuse the application on the basis that the extension will restrict the turning ability of vehicles. The notes suggested by consultees are not material planning considerations and for that reason are not attached to the report, as part of the recommendation. ### Conclusion It is recommended that planning permission be granted subject to conditions. ### Party Status The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. The occupiers of Farmhill Farm, Farmhill Lane ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 15.10.2008 ### 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 permitted shall commence before the expiration of four years from the date of this notice. ## **C 2.** This permission relates to alterations and extensions to dwelling as shown in drawing numbers AT 917.1 date stamped 22nd April 2008 and AT 917.2 Rev 1 date stamped 20th August 2008. C 3. No development shall take place until samples of the facing and roofing materials to be used shall have been submitted to and approved in writing by the planning authority, and these works shall be carried out in accordance with the approved details. The development shall be carried out in accordance with the approved details. I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to S.P.O.) Director of Planning and Building Control) Decision Made : Permitted Date: 29/10/08 Signed: T. Byl M. I. McCauley S.P.O. Director of Planning and Building Control --- *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/86065-braddan-farmhill-lodge-dwelling/documents/1158815*