**Document:** Planning Officer Report **Application:** 13/00382/B — Alterations and extension to dwelling and creation of ancillary living accommodation at lower ground level **Decision:** Permitted **Decision Date:** 2013-05-08 **Parish:** Onchan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/4220-onchan-abbeycourt-abbeylands-extension-dwelling/documents/1290568 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report 1.0 THE APPLICATION SITE 1.1 The application site comprises the residential curtilage of a detached dwelling located within the Abbeylands area of Onchan. 2.0 THE PROPOSAL 2.1 The proposal comprises alterations and extension to dwelling and creation of ancillary living accommodation at lower ground floor level. 3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications, the following of which could be said to be specifically material to the assessment of this current planning application: 3.2 Planning application 05/01689/B sought planning approval for the 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. This previous planning application was approved on the 28th October 2005. 3.3 Planning application 10/00435/B sought planning approval for alterations, erection of an extension and formation of a raised terrace. This previous planning application was approved on the 29th June 2010. 3.4 Planning application 11/00522/B sought planning approval for alterations and extension to dwelling. This previous planning application was approved on the 1st June 2011. 4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is located within a wider area of land that is designated as open space under the Onchan Local Plan. 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: 4.3 Housing Policy 16 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." 5.1 Onchan District Commissioners recommend that the planning application be approved. 6.0 ASSESSMENT 6.1 The application site represents the residential curtilage of an existing non-traditional property located within the countryside. There is provision for the extension of non-traditional rural property under Housing Policy 16 of the Isle of Man Strategic Plan 2007. The key issue with that policy is whether the proposed extension would increase the impact of the building as viewed by the public. In that respect the proposed alteration and extension, which is largely a revision of previously approved development, is contained to the rear of the existing dwelling and will not be readily visible from public viewpoint. As such, it is concluded that the proposal accords with the provisions of Housing Policy 16. 6.2 In respect of other planning considerations the position of the proposed development is such that it does not cause unacceptable harm to the private amenity of adjacent property. There is no alteration to highway or car parking arrangements and no other obvious material planning considerations are affected by the proposed development. 7.0 RECOMMENDATION 7.1 It is recommended that the planning application be approved. 8.0 PARTY STATUS 8.1 It is considered that the following parties that made representations to the planning application should be afforded interested party status: Onchan District Commissioners. ## Recommendation Recommended Decision: Permitted Date of Recommendation: 07.05.2013 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : 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 PD-001, PD-002, PD-003, PD-004, PD-005, PD-006, PD-007, PD008, PD--009, PD-010, PD-011, PD-012, RD-013 and PD-014 date stamped the 28th March 2013. 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 : 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/4220-onchan-abbeycourt-abbeylands-extension-dwelling/documents/1290568*