**Document:** Planning Officer Report **Application:** 12/01624/B — Erection of an extension to dwelling with balcony above **Decision:** Permitted **Decision Date:** 2013-03-13 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3760-st-johns-alpines-extension-dwelling/documents/1172080 --- # Planning Officer Report ### Officer's Report [Table omitted in markdown export] #### The Site 1. The application site is the curtilage of Alpines, Curragh Road, St Johns which is a single storey detached property situated to the south eastern side of the highway. To the rear of the property is a field area which is also in the ownership of the applicant. The application site and the field run parallel to Kennaa Lane. #### The Proposal 2. The application seeks approval for the erection of an extension off the rear elevation of the property which would be approximately 42.3sqm. The extension would provide additional accommodation in the form of a breakfast room and sun lounge and a study. Above this there would be a roof terrace with clear toughened glass balustrade to secure the area, this would be accessed via an external spiral staircase. 3. The extension would be finished with dash render with upvc windows to match the existing dwelling. #### Planning History 4. There was an application in 1996 (PA 96/00155/B) which was for the alterations and extensions to the property, which was permitted. 5. There was also an application for a Certificate of Lawful Use of the field to the rear as residential garden. The certificate was declined. #### Development Plan Policies 6. The application site is within an area zoned as "Predominantly Residential" identified on the St Johns Local Plan 1999. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007). 7. 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; 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; n) Is designed having due regard to best practice in reducing energy consumption. ### 8. Paragraph 8.12.1 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. ### Consultations 9. Highways Division do not oppose as it has no traffic management, parking or road safety implications. 10. German Commissioners have no objections. ### Assessment 11. The application seeks approval for the erection of an extension to the rear of the property. The main issues to consider in the assessment of the current application are the impacts upon the character and appearance of the property and surrounding area and the impacts upon the amenities of the neighbouring properties. 12. The application site is within an area zoned as "Predominantly Residential" therefore the development is acceptable in principle. 13. The proposed extension would be single storey and would be to the rear of the property it would be partially visible when travelling along the Curragh Road. When travelling along the Kennaa Lane the proposed extension would become more visible, but it would be read against the existing bungalow. There is screening along this boundary in the form of a number of trees and a sod hedge; however given that the application site slopes upwards away from the highway, the bungalow is at a higher level and the property is visible. Whilst the extension would be visible it is considered that it would not adversely affect the site and surrounding locality. 14. Whilst the land is zoned for development it is also important to consider the impact of such development on the surrounding landscape. The land to the rear of the dwelling is not zoned for development and therefore it is appropriate to judged whether the extension would result in an intrusion into undeveloped land. In this instance it is considered that the extension would be a fairly modest addition to the property which would not project significantly towards the rear field area. 15. Part of the previous extension to the bungalow would provide screening between the proposed extension and the neighbouring property "Cronk Moar". Given the distance between the property on the application site and "Cronk Moar" it is considered that the proposed extension and roof terrace would not result in undue overlooking or loss of privacy. 16. The proposal would not have an adverse impact on the amenities of the local residents or the surrounding countryside. It is judged that the proposed extension would not add to the visual impact of the existing dwelling. 17. For the above reasons the application is considered to be acceptable and is recommended for approval. ### Party Status 18. The local authority, German Commissioners 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. 19. 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: 11.03.2013 ### Conditions and Notes for Approval / Reasons and Notes for Refusal 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 permission relates to the erection of an extension as shown in drawings location plan and site plan received 11th February 2013 and plan and elevations received 10th December 2012. 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 : 11/5/13 ### 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/3760-st-johns-alpines-extension-dwelling/documents/1172080*