**Document:** Officer Planning Report **Application:** 09/01747/B — Alterations and extension to dwelling **Decision:** Permitted **Decision Date:** 2009-12-21 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64004-andreas-ballalaugh-extension-dwelling/documents/1389740 --- # Officer Planning Report **Application No.:** 09/01747/B **Applicant:** Mr Mike Richardson **Proposal:** Alterations and extension to dwelling **Site Address:** Ballalaugh The Lhen Andreas Isle Of Man IM7 3EH ### Considerations Case Officer : Miss S E Corlett **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Andreas Parish Commissioners Notes : ### Officer's Report ### The Site The site represents the residential curtilage of an existing property situated on the southern side of the A10 coastal highway, between the A19 Bridge End Road and the B2 Leodest Road, both leading south to Andreas. The property is a detached, large house which sits over 26 m from the road. It is a stone-fronted property with horizontally proportioned windows, two gable chimneys, a parge front porch, bay windows and an attached hipped roofed garage. The gables and rear elevations are rendered and the garage and porch frontages are mainly rendered with random sections of exposed stonework and stone quoins. The property sits in just under an acre of land. ### Planning Status The site lies within an area of Woodland on the Isle of Man Planning Scheme (Development Plan) Order 1982 despite there being relatively few trees on the site and within a wider area of an Area of High Landscape or Coastal Value and Scenic Significance. ### Planning History PA 09/1567 proposed the erection of a new garage and was permitted. ### The Proposal Now proposed is the conversion of the existing attached garage to additional living accommodation 51 square metres of accommodation which is accessible from the main house but also with a separate access to the rear of the property, with a kitchen, lobby, shower room and "living accommodation" with a new set of patio doors in the rear. Also proposed is the replacement of a small conservatory - 3.5m by 3.8m with a larger one 5.2m by 8.3m. **REPRESENTATIONS** Department of Transport Highways and Traffic Division indicate that they do not oppose the application. **ASSESSMENT** The dwelling is traditional in some respects but lacks the usual proportions, shape of window apertures, consistency of finish material of truly vernacular properties and the porch and garage further detract from any traditional character which the property may have. Planning permission has already been given for the erection of a new garage which will be erected forward of the frontage of the existing dwelling and to the right as one looks at the property from the road. The conversion of the garage will have little visual impact other than the removal of garage doors and their replacement with a large window. Provided that the new accommodation is used a part of the existing and is not used as a separate unit - there is nothing in the application which suggests that it will be - it is internally accessible from the existing dwelling and a condition could be attached to ensure this is the case. The conservatory is larger than the existing but still appropriate in form and appearance and will not be visible from the front by the public. The conservatory is well below the 50% permissible under Housing Policy 15 of the Strategic Plan and Housing Policy 16 states that extensions which render non-traditional properties in the countryside more visible will not be permitted. As the conservatory will not render the property more visible it does not contravene this policy. ## **PARTY STATUS** The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 05.12.2009 **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.** 4 December 2009 09/01747/B Page 2 of 3 This permission relates to the alterations and erection of replacement conservatory as shown and described in drawings reference HLK/09/0344/1, -2, -5, -6 and -8 all received on 26th October, 2009. C 3. No approval is hereby granted or implied to the use of the accommodation formed by the conversion of the garage as a separate unit of accommodation. 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 : 18 December 2009 Signed : 011111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 --- *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/64004-andreas-ballalaugh-extension-dwelling/documents/1389740*