**Document:** Officer Planning Report Recommendations **Application:** 08/01936/B — Extension to dwelling (comprising amendments to PA 05/01193) **Decision:** Permitted **Decision Date:** 2008-12-22 **Parish:** Jurby **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86455-jurby-ballachurry-beg-extension-dwelling/documents/1533370 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report ## THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the curtilage of a detached dwelling that is located approximately 1km east of Sandygate Crossroads in Jurby. The proposed development comprises the erection of an extension onto the dwelling, and is submitted as an amendment to the extension approved under previous planning application 05/01193/A. ### Planning History The application site has been the subject of two previous planning applications that are considered specifically material to the assessment of this current planning application. Planning application 02/00880/B sought approval for the erection of an extension and conservatory onto side of the dwelling. This previous planning application was initially considered and approved on the 23rd September 2002, with the initial approval decision notice issued on the 15th October 2002. Planning application 05/01193/A sought approval for amendments to approved extension and conservatory to dwelling (02/00880/B). This previous planning application was initially considered and approved on the 16th September 2005, with the initial approval decision notice issued on the 26th September 2005. ### Representations Jurby Parish Commissioners have no objections to the planning application. The Department of Transport Highways Division do not oppose the planning application. ### Planning Policy In terms of land use designation, the application site is located within an area of land that is designated as private woodland or parkland under the 1982 Development Plan Order. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application: ### General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." ### Environment Policy 3 states: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value." ### Housing Policy 15 states: "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 50% of the existing building in terms of floor space (measured externally)." ### Assessment The planning application seeks approval for the erection of an extension onto the dwelling contained within the application site. The proposal is submitted as an amendment to the extension approved under previous planning application 05/01193/A, with the changes consisting of i) an increase in the height of the extension; ii) the addition of dormer windows in the front and rear elevations of the extension; iii) the addition of a first floor gable window; iv) the addition of a rooflight; and v) the replacement of a circular window with a rectangular window. The proposed development represents relatively modest amendments to an extant planning approval and its impact is similar to that of the development permitted under 05/01193/A. However, since the approval of that previous planning application the Isle of Man Strategic Plan 2007 has been adopted and it is therefore necessary to assess the proposal against the relevant planning policy contained within that document. In terms of this, the two main issues to consider are i) the impact of the proposed development on the designated area of woodland; and ii) the design and scale of the proposed extension and alteration. In respect of i) the majority of trees contained within the application site are located along the site boundaries and the area where the development is proposed does not contain any trees. As such, the proposal does not cause loss or damage to woodland and does not offend Environment Policy 3. In respect of ii) irrespective of the existence of the extant planning approval the overall proposed extension equates to a 49% increase in floor space from that of the existing dwelling. As such, the proposed development accords with the normal size constraints set out within the planning policy. In terms of its design the proposed development is an amendment of a scheme previously considered acceptable and remains sub-ordinate to the original dwelling. Existing tree cover and other planting along the site boundary offers some natural screening of the proposed development. It is recommended that the planning application be approved. ### Party Status It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Jurby Parish Commissioners; and - The Department of Transport Highways Division. [Table omitted in markdown export] 08/01936/3 ### Existing ### Proposed ## INCREASE = ## INCREASE = ## 49% INCREASE [Table omitted in markdown export] [Table omitted in markdown export] --- *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/86455-jurby-ballachurry-beg-extension-dwelling/documents/1533370*