**Document:** Officer Planning Report **Application:** 09/01104/B — Alterations and extensions to dwelling **Decision:** Permitted **Decision Date:** 2009-09-16 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63331-malew-132-friary-dwelling/documents/1182027 --- # Officer Planning Report **Application No.:** 09/01104/B **Applicant:** Mr William \& Mrs Gillian Higgins **Proposal:** Alterations and extensions to dwelling **Site Address:** 132 Friary Park Road Ballabeg Castletown Isle Of Man IM9 4EY ### Considerations Case Officer : Ms Henrietta Hopkins **Photo Taken:** 02.09.2009 **Site Visit:** 02.09.2009 **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Drainage Division Notes: No objection Consultee : Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications. Consultee : Arbory Parish Commissioners Notes: no comments. ### Officer's Report ### The Site The application site represents the curtilage of 132 Friary Park in Ballabeg. This property is a bungalow with an existing attached flat roof garage to the side and conservatory to the rear. ### The Proposal This application seeks approval for a single storey pitched roof extension to the front of the property to form a porch and bedroom extension; and removal of the conservatory to the rear to allow for a new single storey rear extension comprising a lounge, utility and WC. The proposed font gable extension will measure and will have a maximum height of 4 metres. The rear extension to form the lounge will have a maximum length of four metres from the rear wall of the property and the adjoining utility room and WC will project 3.7 metres from the rear wall. The total length of the proposed rear extension is 7.9 metres and the maximum height 4.5 metres. ## Planning Status The application site is located within an area identified as 'Predominantly Residential Use' in the Arbory and East Rushen Local Plan 1998. The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material to the assessment of this current planning application - General Policy 2 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 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; and - (n) is designed having due regard to best practice in reducing energy consumption." Paragraph 8.12.1 is also considered relevant: "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 The property has had a previous planning application submitted which is not considered to be relevant to this proposal: 08/012151/B - Installation of Solar Collector - Permitted (13th August 2008) ## Assessment The application site is located within an area of "Predominantly Residential Use" under the Arbory and East Rushen Local Plan 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 and Paragraph 8.12.1 of Isle of Man Strategic Plan 2007). Having assessed the proposed development against the above it is concluded that the proposal is acceptable by reason of its siting, scale, form and design. The proposal would be a modest addition to the property which would fit comfortably within the front and rear elevation and a condition shall be attached for materials to match the existing. This is a necessary condition to protect the character of the area. 4 September 2009 It is considered that the proposed development will not have a detrimental impact on the character of the area. The proposed front extension will not project further than the front wall of neighbouring dwelling No. 133 Fiary Park Road. Furthermore there is a 2 metre high hedge as the shared boundary line to the front of the property. The proposed rear extensions will not have a detrimental impact on neighbouring dwellings. The proposed w.c and utility room will not project further than the existing gable wall of the attached garage and will maintain approximately a 2.2 metres distance to the shared boundary line with neighbouring dwelling No. 131 Fiary Park Road. The proposed extension is also not considered to have a detrimental impact on neighbouring dwelling No. 133 Fiary Park Road where there is a marked change in orientation between the two properties and a distance maintained from the gable wall of the conservatory to the shared boundary line of approximately 5.8 metres. The proposed extension is also not considered to have a detrimental impact on neighbouring dwelling to the rear where there a high wooden fence as the boundary line. The proposed development would not have an impact on the existing access and parking arrangements within the curtilage of the property and therefore the highway adviser has raised no planning objection to the proposal. **REPRESENTATIONS** The Drainage Division have no objection to the proposal subject to conditions. Arbory Parish Commissioners have no comments to make on the proposal. The Department of Transport have made no objections to the proposal. **RECOMMENDATION** For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. **PARTY STATUS** It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: - The Department of Transport Drainage Division - Arbory Parish Commissioners **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 11.08.2009 **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** 4 September 2009 C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. The external finishes of the extension must match those of the existing building in all respects. C 3. 31-1-29, 36-2-09 and location Run This approval relates to the submitted Drawing Numbers, and is received on the 29 June 2009. I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all 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/63331-malew-132-friary-dwelling/documents/1182027*