**Document:** Officer Report
**Application:** 15/00586/B — Erection of an extension to front elevation
**Decision:** Permitted
**Decision Date:** 2015-07-14
**Parish:** German
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/6117-german-arcadia-ballagyr-lane-extension/documents/918433

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# Officer Report

**Application No.:** 15/00586/B
**Applicant:** Nigel Callin
**Proposal:** Erection of an extension to front elevation
**Site Address:** Arcadia Ballagyr Lane Peel Isle Of Man IM5 2AD Case Officer : Miss S E Corlett
**Expected Decision Level:** Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling, Arcadia, which sits on the northern side of Ballagyr Lane, a single lane public highway which leads from the Peel to Kirk Michael coast road to the Switchback Road. The dwelling sits amongst a group of three dwellings: to the immediate west is Lhergydhoo Bungalow, to the north of this is The Retreat and to the west of these is Cornerstones. - 1.2 Arcadia, the application property is a former agricultural worker's dwelling approved under PAs 88/01857/A and 89/01407/B. The agricultural worker's occupancy condition was removed under PA 14/01114/B. Cornerstones was approved under PA 96/00779/B. THE PROPOSAL

2.1 Proposed is the extension of the property. This is very similar to what has approval under PA 15/00244/B but is 1m longer in projection from the existing dwelling. This will provide a sunroom accessible from the existing living room which will become a snug and a dining room. The extension will extend the property by almost 6m across the full width of the bungalow. The extension appearance of the extension will match that of the existing bungalow but essentially from the road passing the site, the southern elevation will be 6m closer and in place of the three vertically proportioned windows there will be a set of centrally positioned patio doors with smaller windows either side and a shaped window above whose profile follows the that of the roof above. - 2.2 The building is currently 27m from the road. PLANNING STATUS AND POLICY

3.1 The site lies within an area of High Landscape Value and Scenic Significance on The Isle of Man Planning Scheme (Development Plan) Order 1982. As such there is a presumption against development as set out in Environment Policies 1 and 2 and General Policy 3. However, there is provision within the Strategic Plan for extensions to existing property. Housing Polices 15 and 16 subdivide this advice into that which applies to traditional properties and those which are non-traditional or of poor form. It is considered that the latter applies to this property not as it is of poor form but because it is not of traditional style although some effort has gone into incorporating some elements of traditional architecture in its original design. Housing Policy 16 states:

"The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."

## PLANNING HISTORY

4.1 The most relevant previous planning applications are those listed in paragraph 2.1. REPRESENTATIONS - 5.1 There are no representations on the file at the time of writing. ASSESSMENT - 6.1 The issues in this case are whether the proposed extension increases the impact of the building as viewed by the public, bearing in mind the extension already approved. In assessing this it is considered that there are two principal viewpoints: that from immediately alongside the site and secondly from further away on the Switchback Road, over 350m from the site to the east.

6.2 In respect of the view from the access on Ballagyr Lane the property will be closer and there will be more glazing which could be more eye-catching to those passing the site. However, the lane is relatively lightly trafficked and those using it are generally looking at the surrounding countryside rather than into the site. On balance it is considered that the proposed extension does not increase the visual impact of the property so as to warrant refusal of the application for this reason. - 6.3 The view from the Switchback is from a much greater distance away and from where the viewer will be generally much more interested in the wider panorama available than focusing on the individual properties in this particular part of the scene. It is not considered that what is proposed will change so significantly what can be seen as to increase its impact such that it fails HP 16. - 6.4 As such the application is considered to accord with HP 16 and is recommended for approval.

## PARTY STATUS

7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

- (a) The applicant, or if there is one, the applicant's agent;
- (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
- (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation:

29.06.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

-----------------------------------------------------------------------------------------------------------This approval relates to drawings 03, 04 and 10 all received on 26th May, 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 13.07.2015 Determining officer

Signed :………………M GALLAGHER.. Michael Gallagher Director of Planning and Building Control

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*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/6117-german-arcadia-ballagyr-lane-extension/documents/918433*