**Document:** Officer Planning Report **Application:** 09/01890/B — Erection of extensions to provide ancillary living accommodation **Decision:** Permitted **Decision Date:** 2010-02-09 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64174-michael-glebe-farm-main-road-extension/documents/1392111 --- # Officer Planning Report **Application No.:** 09/01890/B **Applicant:** Mr Alan \& Mrs Carolyn Stephenson **Proposal:** Erection of extensions to provide ancillary living accommodation **Site Address:** Glebe Farm Main Road Kirk Michael Isle Of Man IM6 2HD ### Considerations Case Officer : Mr Steve Stanley **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: do not oppose has no traffic management, parking or road safety implications. Consultee : Michael Commissioners Notes: no objection ### Officer's Report ### The Site The application site relates to Glebe Farm, Main Road, Kirk Michael which is approximately 95 metres to the west of the road accessed via a long driveway. This application relates to the existing dwelling. ### The Proposal This application seeks approval for the erection of an extension to the dwelling to provide additional living accommodation. The application sets out that the accommodation would be for an elderly relative of the applicant. The extension would be single storey and would consist of a bedroom, study, lounge and conservatory. The extension would be linked internally to the main house but would also have an independent external entrance. An existing outbuilding would be removed from the rear garden to provide more outdoor amenity space for the proposed extension. ### Planning Status The application site is located within an area identified as being predominantly residential use by the Kirk Michael Plan. Within the Isle of Man Strategic Plan, the following are judged to be relevant: General Policy 2 Paragraph 8.12.1 ## Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: 06/01548/B - Alterations and erection of two storey extension to provide additional living accommodation. Permitted 07/00823/B - Alterations and erection of a two storey extension (amendments to 06/01548/B). Permitted 07/01129/B - Demolition of existing stables and barn and erection of nine new stables and creation of access to tourist accommodation. Permitted ### Representations The Department of Transport Highways Division does not object to this application but sets out that 1 parking space is required to serve the development. Michael Commissioners do not object to this application. ### Assessment The main issues to be assessed in this application are whether the proposed development would adversely affect the surrounding area or the existing dwelling and whether the proposal itself would be provided with an adequate level of amenity. The application form states that the development would provide "ancillary granny flat extension and conservatory". The proposed extension would be laid out so as to have a separate entrance and whilst a kitchen is not shown, this could be added without the need for planning permission. On the other hand the extension would have an internal link to the main dwelling which suggests that the accommodation could be fully absorbed into the main dwelling. Taking the proposed layout into account, it is judged that as the proposed extension could easily be used independently of the host dwelling, the application should be assessed having regard to whether the extension could form a satisfactory dwelling in itself whilst adequately protecting the amenity of the adjacent dwelling and the surrounding area in general. The site is within an area identified within the Kirk Michael Plan as being predominantly residential use and as such the principle of the proposed development is acceptable. However detailed matters such as access, parking and amenity are issues which require further consideration as being in accordance with the land designation does not automatically make a development acceptable. With regards to access, the DOT has no objection to the scheme and from visiting the site it is judged that the access onto Main Road provides sufficient visibility and width to safely accommodate additional traffic that may be generated by the development. There is also ample parking close to the dwelling to serve the proposed extension. The new section of the dwelling would effectively create a small terrace, albeit the extension would be set back from the existing property. This arrangement would ensure that both the existing dwelling and the extension would be provided with an acceptable level of amenity in terms of privacy. The extension would have access to the rear garden, a section of which could easily be partitioned off with a hedge or fence to provide dedicated outdoor space if required. ### Conclusion Whilst the application proposes the creation of ancillary accommodation, the layout, separate entrance and ability to use the extension as an independent self-contained unit require that consideration be given to whether the extension provides sufficient amenity standards in itself whilst also protecting the amenity of the adjacent host dwelling. It is judged that the proposed extension would not adversely affect the attached dwelling and would be sympathetic to the surrounding area. **RECOMMENDATION** Permit. ## **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 - Michael Commissioners --- **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 25.01.2010 --- **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 permission relates to the erection of an extension to provide ancillary living accommodation, Glebe Farm, Main Road, Kirk Michael as shown by P09142 01 P2, P09 142 02 P1 and P09 142 03 P1 all received 23rd November 2009. --- ## **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 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 :** ........................................................................................................................................................................ 25 January 2010 09/01890/B Page 3 of 4 Signed : ______________________________ Senior Planning Officer 25 January 2010 09/01890/B Page 4 of 4 --- *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/64174-michael-glebe-farm-main-road-extension/documents/1392111*