**Document:** Planning Officer Report Recommendations **Application:** 13/00336/B — Alterations and erection of an extension to dwelling **Decision:** Permitted **Decision Date:** 2013-08-01 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/4175-ballaugh-squeen-meadow-extension-dwelling/documents/1290043 --- # Planning Officer Report Recommendations [Table omitted in markdown export] ### Officer's Report #### 1.0 The Application Site 1.1 The application site is the residential curtilage of a two-storey detached dwelling located within Squeen Meadow in Ballaugh. #### 2.0 The Proposal 2.1 The proposal comprises alterations and erection of an extension onto the dwelling contained within the application site. The proposed development consists of a single storey rear extension to provide additional habitable accommodation. The proposed extension is clad in wood and includes doors opening onto the rear garden. 2.2 During the course of the planning application it was established that it was proposed to use the roof of the extension as a balcony area. Consequently the proposed development was amended to add 1.8m high obscure glazed screening at first floor level at both ends of the proposed extension. The receipt of this amended drawing was duly advertised and opportunity given for further representations. #### 3.0 Planning History 3.1 Whilst the application site has been the subject of previous planning applications it is considered that none of these is specifically material to the assessment of this current planning application. #### 4.0 Planning Policy 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as proposed predominantly residential use under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982. The site, and surrounding area, has been residentially developed since that designation was made. 4.2 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: [Table omitted in markdown export] "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; (1) 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." 4.3 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." ## 5.0 Representations 5.1 Ballaugh Parish Commissioners have no objections to the planning application. 5.2 The Department of Infrastructure Highways Division does not oppose the planning application. 5.3 The owners and/or occupants of 1 Squeen Meadow, which directly adjoins the application site, object to the planning application. The grounds for their objection can be summarised as concern over the impact on privacy, noise nuisance and overlooking from the balcony provided by the flat roof of the proposed extension. They believe that the size of the extension and choice of material finish is out of keeping with the house, site and surrounding area. They also consider that the proposed development would devalue the financial value of their property and suggest that a screening wall at first floor level should be installed if the development were to go ahead. No further representation was received in response to the amended drawing. 5.4 The owners and/or occupants of 3 Squeen Meadow, which directly adjoins the application site, object to the planning application. The grounds for the objection can be summarised as concern over the impact on privacy, specifically in respect of overlooking from the balcony provided by the flat roof of the proposed extension. They also raise concerns over potential loss of light arising from the proposed development. Further to the received amended plans the owners and/or occupiers of 3 Squeen Meadow maintain their objection. ## 6.0 Assessment 6.1 The two key considerations in the assessment of the proposal are the impact on public amenity and the impact on private amenity. 6.2 In terms of impact on public amenity it can be seen that the proposed alteration and extension is to the rear of the dwelling. It is therefore effectively shielded from view from Squeen Meadow by the existing dwelling and has little discernible impact on public amenity therefrom. Part of the proposed development would be publicly visible from Station Road but the proposal would be predominantly screened from this public viewpoint by existing boundary vegetation. It is considered that the proposed development would not adversely harm public amenity to an unacceptable extent. 6.3 As for impact on private amenity the extent of the proposed development, its position and the distance from adjoining property are such that it would not result in undue overshadowing, loss of light or overbearing. Concerns over undue overlooking from the balcony created by the proposed development have been adequately addressed by the introduction of obscure glazed screening. This screening can be duly controlled by condition if planning approval is granted. 6.4 The proposal is not considered to affect any other obvious material planning considerations. #### 7.0 Recommendation 7.1 It is recommended that the planning application be approved. #### 8.0 Party Status 8.1 The local authority, Ballaugh Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status. 8.2 It is considered that the following parties that made representations to the planning application should be afforded interested party status: The owners and/or occupants of 1 Squeen Meadow; and The owners and/or occupants of 3 Squeen Meadow. 8.3 The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status. ### Recommendation Recommended Decision: Permitted Date of 30.07.2013 Recommendation: 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. The development hereby permitted shall not be carried out except in full accordance with drawing no. 405-06E date stamped the 18th June 2013. C 3. The approved development must include the provision of the glass screen around the ends of the first floor of the proposed extension and the new first floor area may not be used until such times as these screens are in place: the glass in first floor glazed screens must be glazed using frosted glass obscured to no less than level 5 as detailed on the Pilkington’s textured glass range or equivalent. The screens must thereafter be retained. 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 : 31/7/13 Determining officer (delete as appropriate) Signed : _________________________ Anthony Holmes Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control 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/4175-ballaugh-squeen-meadow-extension-dwelling/documents/1290043*