**Document:** Officer Planning Report **Application:** 09/01279/B — Alterations and erection of an extension to dwelling house **Decision:** Permitted **Decision Date:** 2009-11-17 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63488-baldrine-19-baldrine-extension-dwelling/documents/1382414 --- # Officer Planning Report ## 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] [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents the residential curtilage of 19 Baldrine Park which is an existing detached dwelling situated on the western side of Baldrine Park. The property backs onto The Manx Electric Railway and the A2 to Laxey to the west, with the property located on a relatively large plot, which comprises a pitched roof bungalow with adjoining garage. #### The Proposal The proposed planning application is seeking approval for the demolition of the existing conservatory and replacing it with a new family room, extended lounge area, a utility room and raised decking with balustrade to the rear elevation with matching finishes throughout. #### Planning Status The application site is located within an area of "Predominantly Residential Use" on the Laxey and Lonan, Local Plan (Map 2), 2005. The Isle of Man Strategic Plan 2007 contains one policy which 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." Paragraph 8.12.1 - Extensions to Dwellings in built up areas or sites designated for residential use, is also considered relevant to this application; "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". ## PLANNING HISTORY The following previous planning applications should be considered relevant in the assessment and determination of this application: - PA 94/00311/B - Construction of conservatory - Permitted - PA 98/02272/B - Kitchen extension to replace porch - Permitted on Review - PA 01/02376/B - Extension to front of dwelling - Permitted REPRESENTATIONS Lonan Parish Commissioners have approved the proposed development. The Department of Transport Highways Division do not oppose as there would be no traffic management, parking or road safety implication as a result of the application. The Department of Transport Drainage Division have no objection subject that there must be no discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s). It is noted that the surface water from the property is to be discharged via a soakaway. The use of soakaways are subject to Building Control approval and if this approval is not 27 October 2009 granted, the Drainage Division would not give permission for the discharge of surface water into the existing foul system and an alternative means of disposal would have to be sought. **ASSESSMENT** After correspondence with the applicants, the applicant is agreed that the proposed decking should be reduced in scale to create an appropriate distance between the neighbouring property and the application site. As such, the decking was reduced by approximately 2.8m from the boundary. Another alteration would be replacing the door to the decking with a PVC window. Given the nature of the proposed development, it is appropriate to assess the proposal in terms of its impact upon the existing property, the neighbouring properties, and the surrounding area in general. The proposed extension and decking would be modest additions to the dwelling without adversely impacting upon the existing property as viewed from the public thoroughfare. The alterations are collectively regarded as an improvement and with the materials used; this would ensure that the new built form would blend in with the existing. In terms of amenity, it is judged that there would be no unacceptable overlooking arising from the proposed extension and decking as there is now sufficient separation, together with an appropriate level of boundary treatment. With the proposed extension not projecting beyond the existing side and rear elevations and not exceeding the height of the existing pitched roof, it is considered that this would prevent any undue loss of light or any unacceptable impacts upon existing residential amenity. As the proposed extension would not be visible from the public thoroughfare of Baldrine Park (to the front), and there is sufficient distance to the A2 (to the rear), the proposal would not have a dominant impact upon the surrounding area in general. **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: - The Department of Transport Highways Division - Lonan Parish Commissioners - The Department of Transport Drainage Division **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 27.10.2009 **Conditions and Notes for Approval / Reasons and Notes for Refusal** **C : Conditions for approval** **N : Notes attached to conditions** 27 October 2009 ## 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 submitted Amended Drawing No. GC-001-001 Rev A received on 23rd October, 2009. I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all 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/63488-baldrine-19-baldrine-extension-dwelling/documents/1382414*