**Document:** Officer Report
**Application:** 15/00635/B — Alterations and extensions to dwelling and erection of detached summerhouse (comprising amendments to PA 14/00880/B)
**Decision:** Permitted
**Decision Date:** 2015-07-27
**Parish:** Lonan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/6162-lonan-linden-lea-alteration-dwelling-extension/documents/918646

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# Officer Report

**Application No.:** 15/00635/B
**Applicant:** Fiona Sibley
**Proposal:** Alterations and extensions to dwelling and erection of detached summerhouse (comprising amendments to PA 14/00880/B)
**Site Address:** Linden Lea Old Lonan Road Baldrine Isle Of Man IM4 6DF Case Officer : Mr Edmond Riley
**Photo Taken:** 25.06.2015
**Site Visit:** 25.06.2015
**Expected Decision Level:** Officer Delegation

## Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Linden Lea, a single storey detached property sited on the eastern side of Old Lonan Road in Baldrine. - 1.2 The application site has two projecting bay windows at the front elevation and a flat roofed conservatory on the eastern elevation and porch on the southern elevation. In the rear garden is a detached summerhouse. The dwelling is bounded by shrubbery and vegetation on all sides and is partially visible from Old Lonan Road. - 1.3 The Old Lonan road rises from north to south and as such the rear of the dwelling is more visible as one travels north along Old Lonan Road towards Baldrine, travelling south away from Baldrine, limited and distorted views of the dwelling are obtainable.

2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the erection of two extensions and the creation of a patio area to the rear of the dwelling, along with a new summerhouse to the front garden at the south of the site. - 2.2 It is proposed to replace the existing side elevation conservatory with an extension to create an en-suite bedroom. The extension would project 3.6 metres from the side elevation and would have a length of just less than 5.8 metres. The extension would have a semihipped roof with a ridge height of 4.8 metres. - 2.3 It is also proposed to replace the rear porch with a new extension that would create a kitchen and breakfast room. The extension would project 8.2 metres from the rear elevation, have a width of 5.7 metres and would have a pitched roof with a ridge height of 4.6 metres. The rear elevation of the rear extension would be almost fully glazed with a pitched glazed window. Also to the rear would be a new patio area, which would be created through the partial removal of some banking. - 2.4 The proposed extensions would be finished in materials to match the main dwellinghouse.

2.5 The new summerhouse would be created from the old conservatory that is currently on the eastern side elevation of the dwelling. The conservatory will be erected above a new wall and base. The conservatory measures 3.2 x 4.4 metres and has a height of 3.4 metres. The south west elevation of the summerhouse would be a solid rendered wall. - 2.6 The application was initially submitted without a 'proposed' plan showing the proposed summerhouse in situ; this was subsequently obtained from the agent, and duly circulated to the interested parties. Although the summerhouse already has planning approval (see below), the agent wished to have the entire works described above granted full planning approval.

3.0 PLANNING HISTORY - 3.1 An almost identical proposal was submitted and approved last year (PA 14/00880/B). The primary difference is that the 2014 application sought a rear extension 1.9m shorter than that now proposed. While the extension was being constructed, an old well shaft was discovered at the point where the approved extension's rear elevation would sit; this would not meet with Building Control approval and, as such, a slightly larger extension is now proposed. Also different are the windows proposed, which are now fewer in number by one on each side elevation. - 3.2 Approval in Principle was also sought under PA 88/01590/A to extend an outhouse to form dwelling. That was refused in 1988.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area zoned as predominantly residential under the Laxey and Lonan Area Plan 2005 (Map No. 2). - 4.2 General Policy 2 of the Isle of Man Strategic Plan is considered of material relevance to the proposal. It states in part: "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:

- (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;

- (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."

4.3 Paragraph 8.12.1 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

5.0 REPRESENTATIONS - 5.1 Highway Services of the Department of Infrastructure offered no objection to the proposal on 22nd June 2015. - 5.2 Lonan Parish Commissioners recommended approval to the application on 1st July 2015.

5.3 No further comments were received following the circulation of the amended plan.

6.0 ASSESSMENT - 6.1 The starting point for the assessment is the extant planning approval on the site that exists for a very similar proposal. The case officer's report into that application is set out below:

- "6.1 The fundamental issues to consider in the assessment of this current planning application are whether the proposed alterations and extension would impact upon the residential amenity of Ardlui, Silverlea and No. 1 Baldrine Park and whether the proposed development would be appropriate and would not detract from the existing appearance of the main house and surrounding area in general.
- "6.2 As Old Lonan Road slopes downwards, south to north, the three properties named above are all set below the application site and given the substantial boundary treatment of the application site and neighbouring properties along with the distance between properties it is not thought that the development proposed would adversely impact upon the residential amenity of the immediate neighbouring properties.
- "6.3 The replacement of the side conservatory is considered to be an improvement over the existing and is judged to be appropriate in terms of size, scale, that would respect the character and appearance of the application site dwelling. The extension to the rear elevation, whilst large in scale, is not judged to harm the existing enjoyment or detract from the appearance of the main dwelling house. The application site is positioned in a large plot and as such the extensions proposed and patio area would not result in the loss of a great amount of garden space.
- "6.4 In terms of the impact on the locality, whilst partial views of the extensions and summerhouse may be obtained from Old Lonan Road, they are not considered to be of a scale that would cause a detrimental impact on the character and appearance of the locality or have an adverse impact on public amenity in general."

6.2 It is not considered there is reason enough to come to a different view on this occasion. The reduction in window numbers will slightly reduce any impacts in terms of loss of privacy. The rear extension is quite large, proportionally, and even more so than the approved extension. However, for the same reasons as highlighted in the case officer's report above (particularly her paragraph 6.4), it is concluded that this size is not unacceptable for the dwelling or plot in which it sits. - 6.3 The loss of more banking than was previously approved is regrettable, but the vast majority of the bank is to be retained and other planting is proposed alongside the patio. It is not considered that this could form a reason to refuse the application.

7.0 RECOMMENDATION - 7.1 Overall the planning application is concluded to accord to the provisions of General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 and as such it is recommended that the planning application be permitted.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

- o The applicant, or if there is one, the applicant's agent;
- o 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, and o The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

20.07.2015

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.

The development hereby approved relates to the following plans, date-stamped as having been received on 5th June 2015 and 26th June 2015: The Location Plan (unscaled), S/5200/1, S/5200/2(C) and S/5200/4.

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 : 24.07.2015 Determining officer (delete as appropriate)

Signed :…………………………………….. 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/6162-lonan-linden-lea-alteration-dwelling-extension/documents/918646*