**Document:** Officer Planning Report Recommendation **Application:** 11/00522/B — Alterations and extension to dwelling **Decision:** Permitted **Decision Date:** 2011-06-01 **Parish:** Onchan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/871-onchan-abbeylands-extension-dwelling/documents/1247276 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report #### The Site The application site is the curtilage of Abbeycourt, Abbeylands, Onchan. The existing property is a detached single storey dwelling. The site is within an area of "Open Space" identified on the Onchan Local Plan 2000. #### The Proposal The application seeks approval for the alterations and extension to the rear of the dwelling. The alterations include an extension to the existing ground floor conservatory to create a dining room and extend the existing living room. Also proposed at ground floor level is the formation of a raised terrace area. At lower ground floor level, beneath the raised terrace there would be additional living accommodation. #### Planning History The following previous planning applications are considered to be specifically material in the assessment of the current application: PA 95/01333/B Extension of existing patio to rear of dwelling PA 05/01689/B Erection of conservatory and patio/deck area to rear elevation and erection of a porch to front elevation with removal of existing chimney stack, removal of various windows and door and installation of replacement u PVC windows to front, side and rear elevations and creation of a stonework plinth to base of the front and side elevations. PA 05/01690/B Erection of a detached double garage with playroom over The above application was refused, as it was considered to be an un-neighbourly development. PA 10/00435/B Alterations, erection of an extension and formation of a raised terrace The above application was permitted ### Development Plan Policies The application site is within an area zoned as "Open Space" identified on the Onchan Local Plan 2000. It is therefore appropriate to consider Housing Policy 16 of the Isle of Man Strategic Plan (20th June 2007). ### Consultations Onchan Commissioners recommend that the application be approved Highways Division do not oppose as it has no traffic management, parking or road safety implications. ### Assessment Given the nature of the application it is appropriate to consider Housing Policy 16 of the Strategic Plan, which states: "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." The proposed extension would measure approximately 141.85sqm spread over the ground floor and the lower ground floor. The lower ground floor accommodation would be beneath the terrace and would be a further 1.5m lower than the level of the drive. The construction of a lower ground floor will give the appearance of a two storey property as viewed from the rear, without increasing the impact of the building as viewed from the public thoroughfare. When viewed from the highway, the property would still appear as a single storey dwelling. The proposed development also includes the removal of the conservatory at the rear of the property, and the erection of an extension which would be finished in Manx stone match the existing building. The extension would have a tiled pitched roof, also to match the building. The ridge line of the extension would be higher than that of the existing conservatory, but would be approximately 0.4m lower than the ridge line of the main dwelling. There is existing planting on the boundary which is shared with the neighbouring property "Crossways", the boundary treatment is fairly substantial and provides screening of the application site. It is considered that the proposed extension would not increase the impact of overlooking or result in loss of privacy. It is considered that the proposed development would not increase the impact of the building as viewed by the public. It is therefore considered that the application is acceptable and is recommended for approval. ## Party Status The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (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:** 13.05.2011 ### 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 alterations and extension as shown in drawings PD-001, PD-002, PD-003, PD-004, PD-005, PD-006, PD-007, PD-008, PD-009 and PD-0010 received 12th April 2011. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. **Decision Made :** Permitted **Date :** 31 May 2011 **Signed :** [Signature] 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/871-onchan-abbeylands-extension-dwelling/documents/1247276*