**Document:** Planning Officer Report **Application:** 11/01679/B — Erection of a conservatory and a two storey extension to dwelling **Decision:** Permitted **Decision Date:** 2012-01-16 **Parish:** Santon **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2033-santon-ballanoa-meadow-extension-conservatory/documents/1261760 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report ### The Application Site 1. The application site comprises the residential curtilage of a semi-detached dwelling located on Ballanoa Meadow in Santon. The property is a two storey property with parking to the front and side. ### The Proposal 2. The proposal comprises the erection of a conservatory onto the rear elevation and a two storey extension onto the side elevation. ### Planning History 3. The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. ### Planning Policy 4. In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site is designated as proposed residential. The application site and surrounding area has been residentially developed since 1982. 5. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that 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." 6. Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "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." ### Representations 7. The Department of Infrastructure Highways Division do not oppose the planning application. 8. The Isle of Man Water and Sewerage Authority do not oppose the planning application. ### Assessment 9. The planning application seeks planning approval for the erection of a conservatory onto the rear elevation and a two storey extension onto the side elevation. The proposed side extension is set back from the front elevation of the existing dwelling and is lower in height than the existing dwelling through the use of roofspace to provide the upper storey of accommodation. The proposed conservatory is basically positioned in the centre of the plot on the rear elevation of the dwelling. 10. The proposed extension is considered to be an appropriate form of extending the dwelling without causing undue harm to the street scene, particularly given the use of a noticeably lower ridge height. Due to its position the proposed conservatory would not be publicly visible and therefore does not affect street scene or public amenity. Both elements of the proposed development are considered to have an acceptable impact on the private amenity of adjacent property and sufficient on-site parking provision remains after development. 11. The proposal is not considered to affect any other obvious material planning consideration. It is concluded that the proposal accords with the provisions of General Policy 2 of the Isle of Man Strategic Plan 2007. ### Recommendation 12. It is recommended that the planning application be approved. ### Party Status 13. It is considered that the following parties that made representations to the planning application should be afforded interested party status: The Department of Infrastructure Highways Division. 14. It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Isle of Man Water and Sewerage Authority. [Table omitted in markdown export] 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 approval relates to drawing no.s 1110/01, 1110/02, 1110/03 and 1110/4 date stamped the 5th December 2011. 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 : 11/11/12 Determining officer (delete as appropriate) Signed : _________________________ Anthony Holmes Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : _________________________ Sarah Corlett Senior Planning Officer Signed : _________________________ 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/2033-santon-ballanoa-meadow-extension-conservatory/documents/1261760*