**Document:** Officer Planning Report February 2011 **Application:** 10/01797/B — Alterations and erection of a two storey extension to office **Decision:** Permitted **Decision Date:** 2011-03-08 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/240-rushen-beach-house-bay-view-road-alteration-extension/documents/1160646 --- # Officer Planning Report February 2011 ## Planning Report And Recommendations [Table omitted in markdown export] ## Considerations [Table omitted in markdown export] ## Written Representations ## Consultations [Table omitted in markdown export] [Table omitted in markdown export] 21.01.11 - No objection ## Officer's Report ### The Site The site is the curtilage of an existing building situated on the north eastern side of Bay View Road at the north western end. The building has to the south east a residential property, Rose Cottage and to the north west is Manxonia House which has residential accommodation on the first floor. The property is a two storey building with steeply pitched roof, a shop front facing onto Bay View Road in the form of a single storey lean to annex and a projecting bay on the side of the rear annex. There are windows on the side at both ground and first floor levels looking towards the side and rear of Rose Cottage. The site is roughly L-shaped and wraps around the rear of Rose Cottage and May Cottage and to the rear of Overcliffe, which fronts onto The Promenade. The rear of the site abuts a lane which leads from Bay View Road to the town hall to the east. The site is used for office purposes on the ground and first floors. ### Planning Status The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as Predominantly Tourist Accommodation and draft Southern Area Plan which was published on 23rd October, 2009 as Mixed Use. On the latter plan the site also lies within a proposed Conservation Area. ## The Proposal Proposed now is the removal of the rear bay and its replacement with a full two storey extension, extending the main ridge almost as far forward as the existing side annex. The extension will have a large glazed element at first floor level and patio doors and an attached window alongside on the ground floor. The existing lean-to ground floor annex is to be removed. ### Planning Policy The appropriate planning policies applicable to this development are set out in General Policy 2 which states: "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: a) is in accordance with the design brief in the Area Plan where there is such a brief; 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; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; I) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption." Whilst the site is not within an area for which the existing use is designated on the adopted plan, on the emerging plan the site is designated for this use and the site has permission for use as offices. ### Planning History PA 95/01284 - internal alterations and conversion from retail outlet to office accommodation permitted on review. ### Representations Port St. Mary Commissioners and Highways and Traffic Division indicate that they do not oppose the application. ### Assessment The development will arguably improve the appearance of the property which is visible from the footpath which leads from Bay View Road to the town hall. There will be more glazing looking toward the footpath and the rear of Rose and May Cottages but there are windows which look in this direction already so there will be no significantly increased overlooking and there are no objections to the application. ### Party Status The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 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. ## Recommendation Recommended Decision: Permitted Date of Recommendation: 02.02.2011 ### 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 the alterations and extensions shown in drawings 1518-01 and 1518-02 both received on 7th December, 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : Signed : Senior Planning Officer --- *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/240-rushen-beach-house-bay-view-road-alteration-extension/documents/1160646*