**Document:** Officer Planning Report Recommendation **Application:** 08/01406/B — Alterations and extensions **Decision:** Permitted **Decision Date:** 2008-10-31 **Parish:** Bride **Document Type:** report / officer_report **Source:** https://planningportal.im/a/85888-bride-rheast-twoaie/documents/1528743 --- # Officer Planning Report Recommendation **Application No.:** 08/01406/B **Applicant:** Mr C Glover \& Miss N Cormode **Proposal:** Alterations and extensions **Site Address:** Rheast-Twoaie Ballacorey Road Bride Isle Of Man IM7 4AW ### Considerations Case Officer : Mr Chris Balmer **Expected Decision Level:** Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee : Chief Fire Officer Notes: Refuse Consultee : Highways Division Notes: Do not oppose Consultee : Clerk To Bride Parish Commissioners Notes: No Objections ### Officer's Report ### Site The application site forms the curtilage of Rheast Twoie, Ballacorey Road, Bride, located on the northern side of the Ballacorey Road. ### Land Use Zoing / Planning Policy The application site is within an area recognised as being an area of 'white land' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor is the site is within an area zoned as High Landscape or Coastal Value and Scenic Significance. Isle of Man Planning Scheme (Development Plan) Order 1982 The Isle of Man Strategic Plan (20th June 2007) - General Policy 3 and Housing Policy 15 ### Planning History The following previous planning application is considered relevant in the assessment and determination of this application:- ## Proposal The application seeks approval for alterations and extensions. The proposal would result in a first floor rear extension above the existing kitchen and utility room. The extension would use the same footprint and would therefore have a rear projection of 2.6 metres, a width of 9 metres and a eaves height of 4.4 metres. ### Representations Bride Commissioners have no objection. Highway Division:- Do not oppose The Authority has received no privately written representations objecting to the application. ### Assessment / Recommendation Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:- General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than of the existing building in terms of floor space (measured externally). The dwelling currently is very well screen from the adjacent public highway due to the substantial boundary treatment ( 3+ metre high hedgerows/bushes) which runs along the entire southern boundary of the application site. Due to this and as the extension is to the rear elevation of the dwelling, it would not be apparent from the public highway. As indicated within Housing Policy 15, generally extensions larger than 50% of the existing building in terms of floor space is unacceptable; however the proposal would be well under 50% of the existing and therefore from this aspect the proposal would be acceptable. The extension would result in a first floor extension above the existing single storey outlet. Consequently, the dwelling from the rear would appear as a two storey property, which currently appears as a single storey because of the cat slide roof design. The design of the extension and the roof design is a fairly common type of extension on traditional Manx properties within the countryside and therefore it is considered to be acceptable. Additionally, the proposal would comply with Planning Circular 3/91. **RECOMMENDATION** For these reasons the proposal would seem appropriate in this location and the application is therefore recommended for approval. **PARTY STATUS** It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Bride Commissioners - The Department of Transport Highways Division **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 09.10.2008 **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 approval relates to the rear extensions and alterations as proposed in the submitted documents and drawings 08 0351 01, 08 0351 02 and 08 0351 03, all received on 18th July 2008. ## **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 31/07 (Delegation of Functions to Senior Planning Officer) **Decision Made:** Permitted **Date:** 78/10/08 **9 October 2008** **08/01406/B** **Page 3 of 4** Signed: ______________________________ Senior Planning Officer 9 October 2008 08/01406/B --- *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/85888-bride-rheast-twoaie/documents/1528743*