**Document:** Officer Planning Report **Application:** 09/01990/B — Alterations and extension to dwelling (comprising amendment to PA 09/01416B) **Decision:** Permitted **Decision Date:** 2010-03-05 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64428-braddan-ballaqueeney-lodge-extension-dwelling/documents/1183009 --- # Officer Planning Report **Application No.:** 09/01990/B **Applicant:** Mr Michael Fayle **Proposal:** Alterations and extension to dwelling (comprising amendment to PA 09/01416B) **Site Address:** Ballaqueeney Lodge Ballaquayle Road Douglas Isle Of Man IM2 5DD ### Considerations Case Officer : Ms Henrietta Hopkins **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: do not oppose has no traffic management, parking or road safety implications. Consultee : Douglas Corporation Notes: no objection. Consultee : Drainage Division Notes: no objection in principle subject to ### Officer's Report ### The Site The application site relates to Ballaquueney Lodge located off Ballaquayle Road, Douglas. The property is a detached dwelling located within its own large ground. ### The Proposal. The applicant has received planning permission (09/01416/B) for alterations and erection of an extension to the existing dwellinghouse in October 2009. The applicant proposes slight amendments to the application to the north east elevation. The applicant proposes a change in window type from what was original proposed an oriel window to a vertical emphasis window and wall clad in vertical Rosemary tiles with the installation of one roof light in the first floor. ### Planning Status The application site is located in a 'Predominantly Residential Area' in the Douglas Local Plan 1998. The Isle of Man Strategic Plan 2007 contains policies which are considered specifically material to the assessment of this current planning application - General Policy 2. General Policy 2 states the following: "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 adversely affect public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not adversely affect 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 local highways; j) can be provided with all the 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 new buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption. ## Planning History There is one recent planning application submitted which is considered relevant in the determination of the application: 09/01416/B - Alterations and erection of an extension to dwellinghouse - Permitted (15th October 2009) ### Representations The Department of Transport has raised no objection to the proposed development Drainage Division have raised no objection to the proposed development Douglas Corporation has raised no objection to the proposed development ### Assessment The application site is located in a 'Predominantly Residential Area' in the Douglas 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 of the Isle of Man Strategic Plan 2007). It is considered that the proposed amendments are acceptable. The amendments are relatively minor and considered not to have a detrimental effect on the character of the property or surrounding area. The proposed development will not have a detrimental impact on neighbouring properties as the property stands within its own large ground and has landscaping around the boundary. The proposed development will not cause any traffic management, parking or road safety implications and therefore the Department of Transport have not raised any objection to the proposed development. ## 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: Department of Transport and Drainage Division Douglas Corporation --- ## Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 04.03.2010 --- ## 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 approval relates to the submitted Drawing Nos. 08-VF-673 and PA/05 received on 7th December, 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 --- 4 March 2010 09/01990/B --- *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/64428-braddan-ballaqueeney-lodge-extension-dwelling/documents/1183009*