**Document:** Officer Planning Report Recommendation **Application:** 10/00802/B — Alterations and extensions to dwelling (comprising amendments to PA10/00151B) **Decision:** Permitted **Decision Date:** 2010-07-20 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36315-ballaugh-cronk-olaf-dwelling/documents/1352802 --- # 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] [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents the residential curtilage of "Cronk Olaf" which is an existing detached dwelling situated at the eastern side of Ballamoar Lane which leads of the A3 and the Ballaugh Glen Road in Ballaugh. The property sits on a modest plot and comprises a pitched roof bungalow with vegetation surrounding it on all four sides. #### Planning Status The application site is within an area of "High Landscape or Coastal Value and Scenic Significance" under the Isle of Man Development Plan, 1982. Within the Isle of Man Strategic Plan 2007 there are two policies which are considered specifically material to the assessment of this current planning application - Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - (a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential". 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". ## Planning History The previous planning application is considered in the assessment and determination of this application:- Alterations and erection of extensions to dwelling house - 10/00151/B - APPROVED ### The Proposal The proposed planning application is seeking approval for the alterations and extensions to dwelling (comprising amendments to PA10/00151B). The proposals includes the erection of a single storey pitched roof extension to the north (front) elevation of the dwelling to provide additional living accommodation. The proposal would measure , with matching cements slates, roughcast render and uPVC windows. The applicant is also proposing a modest conservatory on the western elevation and a small porch to the southern elevation, both would have matching materials throughout. The amendments to the previously approved scheme include alterations to attic space to include shower room, alterations to gable windows and alteration to ground floor gable window to patio doors. ### Representations Ballaugh Parish Commissioners have approved the proposed development. The Department of Transport Highways Division do not oppose the development. ### Assessment It is judged that existing form of the dwelling is not particularly pleasing and the proposed extensions are not overly complimentary either as they appear rather contrived. However, Housing Policy 16 does not specify that design, scale or from is a requirement for a development to be permitted as the existing nature of the dwelling is of non-traditional. As such, the proposed development needs to be assessed on whether it would increase the impact of the building as viewed by the public. Given that the property is only accessed along a private lane, 480 m from the nearest public thoroughfare of the A3 in Ballaugh (to the north); it is acknowledged that the proposed alterations and extensions would not be viewed by the public, which is in accordance with Housing Policy 16 of the Isle of Man Strategic Plan, 2007. Furthermore, after a visit to the site it was clear that the application site and the immediate area have substantial boundary treatments, landscaping and mature trees which further reduces the impact of the proposal on the locality. The alterations proposed to the approved application are very modest and result in no adverse impacts upon the residential amenities of neighbouring properties. Due to its location, it is considered that the proposed development would not have an adverse impact upon the character and quality of the surrounding landscape and would result in the development complying with Environment Policy 2 of the Isle of Man Strategic Plan, 2007. ## 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: Ballaugh Parish Commissioners 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:** 19.07.2010 ## 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 alterations and extensions to dwelling (comprising amendments to PA10/00151B) as proposed in the submitted documents and drawings 09/2279/02A and 09/2279/03A all received on 28th May 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. **Decision Made :** Permitted **Date :** ................................................................................................................................................................................ **Signed :** ................................................................................................................................................................................ 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/36315-ballaugh-cronk-olaf-dwelling/documents/1352802*