**Document:** Duplicate Officer Planning Report **Application:** 07/00023/B — Construction of a two storey extension to side elevation to provide additional living accommodation **Decision:** Permitted **Decision Date:** 2007-02-23 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/82353-lonan-26-all-extension/documents/1489200 --- # Duplicate Officer Planning Report ## Department of Local Government and the Environment [Table omitted in markdown export] ### Rheynn Reiltys Ynnydagh as y Chymmyltaght Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Email: sarah.corlett@dlge.gov.im Tel: (01624) 685906 Fax: (01624) 686443 Director of Planning and Building Control M.I. McCauley, M.R.T.P.I. --- **Please reply to Miss Sarah Corlett, BSc (Hons) MRTPI, Planning Officer** **Our Ref: SEC/07/0023** Mr. A. Johnstone, Planning Appeals Administrator, Crown Division, Chief Secretary’s Office, Government Offices, Douglas, IM1 3PG. Dear Mr. Johnstone, **Re: PA 07/0023 – construction of a two storey extension to side elevation to provide additional living accommodation, 26, All Saints’ Park, Lonan** I enclose as requested, 8 copies of an Appeal statement on behalf of the Director of Planning and Building Control. The statement takes the form of the case officer’s report which was considered by the Director of Planning and Building Control when determining the application. The recommendations in the report were accepted by the Director in all respects. Yours sincerely, Miss Sarah Corlett Planning Officer ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ### Officer's Report #### The Site The site represents the residential curtilage of an existing semi-detached house situated at the northern end of the existing cul de sac of All Saints' Park, located on the northern side of Church Road (B12). The property is a relatively plain brick-finished two storey house with a space alongside and in front of the house to accommodate car parking - sufficient for five vehicles. ## Planning Status The site lies within an area designated as Proposed Residential on the Laxey and Lonan Area Plan of 2005. ## Planning History The estate was permitted under the provisions of PA 00/1342. Some of the properties have been altered since then - three have had decking at the rear (numbers 8, 12 and 14 - PAs 04/1825, 04/01797 and 05/00379). Number 27 has had a new window installed in the gable (PA 02/1718), number 38 has had an enlarged garage and alterations to the rear windows (PA 03/0125), number 17 has had a detached garage permitted in the rear garden (PA 04/0743) and number 35 has had a conservatory permitted on the rear elevation. Permission has been granted for a further extension of this estate (a further 49 dwellings) under PA 06/1068 although this permission is being challenged at appeal. ## The Proposal Proposed here is the sideways extension to the property to provide a larger lounge at ground floor level and utility behind with a third bedroom and bathroom above. The extension will be slightly (0.3m) lower than the main ridge and set back from the front elevation by 0.9m. There is no set back from the rear elevation and the extension runs flush with the rear of the main part of the property. ## Assessment There is a concern from the local authority that the extension represents expansion of a property purchased as an affordable unit under the First Time Buyers' scheme and that the extension will elevate the property above the level which would render it affordable under the same scheme. The Commissioners also consider that the extension is too large and will come too close to the neighbouring property (number 24). These concerns are shared by the occupant of number 24 who has also objected and who also points out that when they purchased their property they were told that there was insufficient space between the side of the property and the boundary to build a garage and that it would be unfair to permit this application when others have been advised that they cannot do the same. These concerns are also echoed by the occupant of number 20 who also points out that if this is permitted then the row of semi-detached properties would become a terrace if others were to do the same extension. I have had information from the Estates and Housing Directorate who explain that the house was purchased under the House Purchase Assistance Scheme and as such if the property is sold within ten years it has to be sold back to the Department at a rate which reflects our formula for a property of that size. This formula would value the property as extended at under the free market value and would probably be less than the applicants had spent on it undertaking the extensions. This is written into the purchase agreement and the applicants should have written to the Department requesting permission to apply for the extension, which, I understand, they have not done. The Estates Directorate is to write to the applicant explaining the above process so that they are fully aware of the consequences of the development, should it be permitted. The setting back of the extension from the main dwelling will help mitigate against the terrace effect which may be created if other properties in the row were to be subject to the same treatment. This is a fairly common form of extension of properties such as this and, bearing in mind the above and the amount of parking available in front of the property, I recommend that the application should be permitted. ## 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. The occupants of 24, All Saints' Park are immediately adjacent to the application site and as such should be afforded party status in this instance. The occupants of numbers 18 and 20, All Saints' Park are not directly affected by the proposal as there is a property between them and the application site. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 19.02.2007 ### 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 alterations and extensions as shown in the general drawing dated Nov 2004 and received on 8th January, 2007. C 3. The external finishes of the extension must match those of the existing building in all respects. C 4. There must be no discharge of surface water to the main foul sewer. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) **Decision Made:** Permitted **Date:** 20/2/07 Signed: _________________________ M. I. McCauley Director of Planning and Building Control --- *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/82353-lonan-26-all-extension/documents/1489200*