**Document:** Officer Report and Recommendation **Application:** 12/00264/B — Erection of a dormer extension to dwelling **Decision:** Permitted **Decision Date:** 2012-04-04 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2401-rushen-kimmeragh-extension-dwelling/documents/1168589 --- # Officer Report and Recommendation Case Officer: Mr Chris Balmer Photo Taken: 19.03.2012 Site Visit: 19.03.2012 Expected Decision Level: Officer Delegation ## Officer's Report ### 1.0 The Application Site 1.1 The application forms the residential curtilage of Kimmeragh, Ballafesson Road, Port Erin which is a modern detached dormer bungalow, located on the south-eastern side of Ballafesson Road. ### 2.0 Proposal 2.1 The application seeks approval for the erection of a flat roofed dormer extension to the rear of the dwelling (southeast elevation). 2.2 The proposal would have a total width of 12.6 metres, a depth of 3.3 metres and a height of 2.5 metres. The proposal would be below the existing ridge height of the property by 0.4 metres. The design and height of the dormer extension is such that it would replace the majority of the existing rear roof plain. The proposal would be finished with vertically hung concrete plain tiles (dark brown) to match the existing roof. ### 3.0 Department Policies 3.1 The application site is within an area recognised as being an area of "white land" not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. 3.2 Under the Modified Draft Area Plan for the South the application site is within an area recognised as being 'predominately residential use'. The site is not proposed to be within a Conservation Area. 3.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:- "General Policy 2: 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 spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; [Table omitted in markdown export] - (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 unacceptable 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; - (l) 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." "Housing Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public." ### 4.0 Planning History 4.1 The following previous planning applications are considered relevant in the assessment and determination of this application: 4.2 Alterations and extensions to dwelling including conversion of garage to additional living accommodation and enlargement of existing vehicular access and driveway - PERMITTED 4.3 Extension to dwelling with integral garage - 98/01318/B - PERMITTED 4.4 Internal and external alterations - 95/00618/B - PERMITTED 4.5 Extension to dwelling with integral garage - 99/01873/B - PERMITTED ### 5.0 Representations 5.1 Rushen Commissioners have no objection to the proposal. ### 6.0 Assessment 6.1 The first issue is the relevant Housing Policy to consider for this application. From studying the plans and from visiting the site it is consider that the property is of a non-traditional design (i.e. Manx traditional farmhouse). 6.2 Therefore this application should be considered with Housing Policy 16 as the dwelling is considered to be of a non-traditional. 6.3 This policy states that the extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public. 6.4 The proposal would increase the size of the dwelling (albeit under 50% of the existing floor area) give the proposal is within the roof space of the existing. However, the proposal does not increase the footprint of the existing dwelling. 6.5 Initially there was concern that the proposal which is a substantial dormer extension to the rear of the property might increase the impact of the building as viewed by the public, contrary to Housing Policy 16. Visiting the site and the surrounding area, it became apparent that the proposal would not be especially noticeable from public view. Distance views can be obtained to the north east of the site across the field from the Ballafesson Road (area near the bus stop opposite Ballachurry Farm). However, given the proposal would not increase the footprint of the property and the proposed dormer would be finished with vertically hung roof tiles matching the existing (brown colour), it is not considered the proposal would significantly increase the impact of the building as viewed by the public. 6.6 Views of the dormer directly to the north of the site and adjacent would be well screened by existing mature Leylandii trees. It should be noted in the event of these trees being removed only views of the side cheeks of the dormers would be apparent and therefore not a significant visual impact. 6.7 Overall, whilst the extension is not especially attractive, given its position to the rear of the dwelling, its finish and given it does not increase the footprint of the property; it is not considered the proposal would have a significant impact upon the visual amenities of the terrace and/or the street scene. 6.8 It is also worth noting that the site as identified within the Modified Draft Area Plan for the South the site is proposed within an area of 'predominately residential use'. The plan has been to a public inquiry where the Inspector has made a number of recommendations. There are no objections to the re-zoning of this site. Consequently, it is likely the site will retain this position. In the coming months This been the case Housing policy 16 would not apply to this site once the plan is adopted. ### 7.0 Recommendation 7.1 Overall, the proposal would comply with relevant policy as stated within the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved. ### 8.0 Party Status 8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status: Rushen Commissioners 8.2 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. [Table omitted in markdown export] C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : 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 approval relates to the erection of a dormer extension to dwelling as proposed in the submitted documents and drawings 1565-01 and 1565-02 all received on 23rd February 2012. C 3. The external finishes of the extension must match those of the existing building in all respects. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 2/8/12 Determining officer (delete as appropriate) Signed : [Handwritten signature] Anthony Holmes Senior Planning Officer Signed : [Blank] Michael Gallagher Director of Planning and Building Control Signed : [Blank] Sarah Corlett Senior Planning Officer Signed : [Blank] Jennifer Chance Development Control Manager --- *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/2401-rushen-kimmeragh-extension-dwelling/documents/1168589*