**Document:** Officer Planning Report Recommendation **Application:** 10/00662/B — Alterations and erection of an extension **Decision:** Permitted **Decision Date:** 2010-07-01 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36444-braddan-methodist-chapel-strang-road-alteration-extension/documents/1354090 --- # Officer Planning Report Recommendation **Application No.:** 10/00662/B **Applicant:** The Church Council **Proposal:** Alterations and erection of an extension **Site Address:** Methodist Chapel Strang Road Union Mills Isle Of Man IM4 4NL ### Considerations Case Officer: Mrs Jade Craig **Photo Taken:** 17.06.2010 **Site Visit:** 17.06.2010 **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Manx Electricity Authority Notes: Comments received Consultee : Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications. Note: This proposal does not intensify traffic movement or an increase in off road parking. Consultee : Braddan Parish Commissioners Notes: no objection. Consultee : Drainage Division Notes: No objection ### Officer's Report ### The Site The application site comprises the curtilage of Union Mills Methodist Church, on the corner of Peel Road and Strang Road in Union Mills. ### The Proposal Proposed is the erection of an extension to provide rear pedestrian access to the building from the car park, plus additional sanitary accommodation. The proposed extension would replace an existing smaller extension on the site. PLANNING HISTORY The following previous planning applications are considered relevant in the assessment and determination of this application; 98/02252/B - Permitted 30/06/99 Creation of car park to rear of Union Mills Methodist Church, Union Mills, Braddan. 07/00514/B - Permitted 15/06/07 Creation of porch, disabled W.C. and ramp. Condition 3 The external finishes of the extension must match those of the existing building in all respects. DEVELOPMENT PLAN POLICIES In terms of local plan policy, the application site is located within an area designated as Predominantly Residential in the Braddan Parish District Local Plan 1991. The Isle of Man Strategic Plan 2007 contains a policy which is considered material to the assessment of this planning application; General Policy 2; "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." REPRESENTATIONS The Manx Electricity Authority have expressed an interest in the application and include standard reply notes that there are underground cables / overhead lines within the site area, so the applicant should contact the Network Operations Department of the Manx Electricity Authority for advice. The Department of Infrastructure Highways Division do not object to this application, as there are no traffic management, parking or road safety implications. The Isle of Man Water and Sewerage Authority do not object to the application as long as no surface water from the proposed development is discharged into any foul drainage systems, in order to comply with the requirements of the Sewerage Act 1999. Braddan Parish Commissioners do not object to the application. ## Assessment The main issues to consider in the assessment of this application are whether the proposal respects the character of the building and the surrounding area, in addition to not being detrimental to the amenity of neighbouring properties, in accordance with parts (b), (c) and (g) of General Policy 2, as set out in the Isle of Man Strategic Plan 2007. Union Mills Methodist Church dates from 1930. The most notable features of the building are the pitched slate roof and the red brickwork around the windows of the main elevations to Strang Road and Peel Road. The building was recently extended under PA 07/00514/B, in order to include a porch entrance on the front of the property facing onto Strang Road. The extension currently proposed would be built to the side or rear of the building. The extension would face towards Peel Road, but would be set back from the front section of the church and behind the adjacent shop. It would be possible to see the extension from Peel Road, although it would not be a prominent feature in the streetscape. The proposed extension would replace an existing extension on the site. It is not known when the existing extension was constructed. The existing extension is considered to be less noticeable than the proposed, as it projects out from the main building by 1 metre and the sloping roof of the main building extends to cover the extension. The proposed extension would be rectangular in shape and set roughly centrally in the elevation of the main building on which it would be built. The extension has been designed to match the existing building, in terms of having a pitched roof covered with natural slates and reusing the 3 windows in the existing extension. The extension would measure approximately 2.7 metres wide and 5.4 metres long. The eaves height would match the main building and the overall height of the roof pitch would be lower than the main building, so the extension would appear to be secondary. As there is an existing extension on this site, the effects on the neighbouring property should be minimal. A distance of 1.45 metres would remain between the proposed extension and the boundary with the adjacent property and this would be used as a concrete path. The distance between the rear of the adjacent property and the boundary with the church in front of the fence is approximately 9 metres. In addition to this, the extension would be located to the north of the adjacent property and therefore should not affect light to the property. ### Recommendation For the above reasons this proposed is judged to comply with parts (b), (c) and (g) of General Policy 2 in the Isle of Man Strategic Plan 2007 and is therefore recommended for approval. ### Party Status It is considered that the following parties, who submitted comments, should be afforded Interested Party Status; Braddan Parish Commissioners. It is considered that the following parties, who submitted comments, should not be afforded Interested Party Status; The Manx Electricity Authority. The Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways Division cannot be afforded party status in this instance. The Isle of Man Water and Sewerage Authority. Recommendation Recommended Decision: Permitted Date of Recommendation: 24.06.2010 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 the erection of an extension, as shown in drawing numbers 21.1.10 and 22.2.10, date stamped 6th May 2010. C 3. The external finishes of the extension must match those of the existing building in all respects. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : 24 June 2010 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/36444-braddan-methodist-chapel-strang-road-alteration-extension/documents/1354090*