**Document:** Officer Planning Report **Application:** 07/01727/B — Alterations and extensions to dwelling to provide additional living accommodation **Decision:** Permitted **Decision Date:** 2007-11-14 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/83900-st-johns-glenaspet-dwelling/documents/1510555 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations ### Officer's Report #### The Site The site represents a substantial area of land in which there is an existing dwelling - Glenaspet - with associated outbuildings. The property lies on the southern side of the Patrick Road and has a substantial access drive from the road. #### Planning Status The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as an Area of High Landscape or Coastal Value and Scenic Significance and with pockets of Woodland round the buildings. #### Planning History The following applications have been submitted in respect of this site: PA 96/0736 - replacement windows - permitted PA 99/1933 - alterations to rear roof pitches and to re-roof in artificial slate. #### The Proposal Proposed now is the demolition of parts of the existing dwelling and their replacement with new, larger extensions. The house is to be re-modelled, with the annexes which are to be removed to be re-designed to reflect the style and character of the main house. The extensions will result in a net increase of around 65% of the size of the existing footprint but with the principal elevation being extended by only 3m. The dwelling is not to be increased in height - the land to the front of the dwelling is to be excavated thus making the front elevation taller but not higher. All windows will be replaced with sliding sash in keeping with the original style of the property. Four trees are to be removed: two are beech trees which presently overhang the western end of the property and it is suggested that they are unstable due to groundwater issuing from the base of both trunks; one is a sycamore with a one-sided crown leaning towards and overhanging the western gable and a beech immediately behind the property and which is showing signs of instability. ### Representations Patrick Parish Commissioners indicate that they object to the application as they consider it to be much taller than existing and will stand out more than does the existing. They also consider that the removal of trees is unnecessary and should not be permitted. The Isle of Man Fire and Rescue Service recommend the installation of domestic smoke detection which is a matter for the Building Regulations. Department of Transport Highways and Traffic Division request a deferral of the application. However there are no implications for the access or highway network from these proposals and as such a deferral is not necessary in this instance. ### Assessment The scheme represents a significant re-modelling of the existing property and an increase in floor area of above the 50% generally accepted in Housing Policy 15. However, this is a substantial property which is well set back from the road and in particular the proposed changes significantly improve the appearance and restore the character of the property. This I would suggest represents an exceptional circumstance in which the standard increase of 50% should be permitted to be exceeded. The trees to be lost are largely already too close to the existing property and are not necessarily to be lost solely as a result of the proposed extensions. The site is extremely well treed and the four proposed to be removed will not harm the setting of the property or the natural environment in which the property is established. Whilst the applicant is having a landscaping plan prepared, this is not necessary for the consideration of the proposed scheme. ### 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 points raised by the Isle of Man Fire and Rescue Service are the responsibility of the Building Regulations and as such this party should not be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 30.10.2007 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 permission relates to the alterations and extensions as shown in drawings 1107-00, -01, -02, -03, -04, -10A, -11A and -12A all received on 17th September, 2007. For clarification, the south and north facing existing elevations annotated on drawing 1107-04 should be shown as south and north respectively and west and east similarly reversed. N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection. 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 : 17/11/07 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/83900-st-johns-glenaspet-dwelling/documents/1510555*