**Document:** DEC Officer Report **Application:** 21/01331/B — Alterations, erection of extension with balcony above, re roofing works and creation of new driveway **Decision:** Permitted **Decision Date:** 2021-12-24 **Parish:** Bride **Document Type:** report / officer_report **Source:** https://planningportal.im/a/8047-bride-ballamin-cottage-lhen-road-alterations-erection-extension/documents/938144 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATIONS **Application No.:** 21/01331/B **Applicant:** Mr Tony & Mrs Michelle Jones **Proposal:** Alterations, erection of extension with balcony above, re roofing works and creation of new driveway **Site Address:** Ballamin Cottage Lhen Road Bride Isle Of Man IM7 4BG Principal Planner: Mr Chris Balmer **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 20.12.2021 _________________________________________________________________ ## Conditions and Notes for Approval 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. This application has been recommended for approval for the following reason. The proposal complies with the wording of HP16, and also the resulting development would not harm the character and quality of the landscape complying with Environment Policy 1 of the Isle of Man Strategic Plan. Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 22.11.2021. _______________________________________________________________ ## Interested Person Status Additional Persons None _____________________________________________________________________________ ## Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site comprises the curtilage of Ballamin Cottage, Lhen Road, Bride which is a part dormer bungalow part two storey property located on the northern side of the Lhen Road and northwest of Bride Village. 1.2 The site lies within a rectangular shaped parcel of land which has grass sod banks with mature gorse above along the southwest boundary which faces towards the Lhen Road. The north western boundary which fronts onto the existing private lane is also made up with sod banking with vegetation in parts above. The north-eastern is made up with post and wire fence and separates the application site with the field to the north east of the site which is also within the applicants ownership. The south-eastern boundary comprises of a smaller sod bank and landscaping, which enables views from the rear of the property to the point of Ayre and beyond. 2.0 THE PROPOSAL - 2.1 The application seeks approval for the alterations, erection of extension with balcony above, re-roofing works and creation of new driveway. The main works involve: - 1. Re roofing of existing rear sun room with natural slate to match the existing roof; - 2. Installing a driveway which runs around and side of the property to create and "in and out" arrangement, utilising an existing field gate (within residential curtilage); and - 3. Single storey rear extension with balcony above accessed form first floor patio doors. 3.0 PLANNING HISTORY - 3.1 There are a number of previous applications which are considered relevant in the determination of this application: - 3.2 Alterations and erection of a two storey link extension to provide ancillary living accommodation to dwelling - 15/00310/B - APPROVED - 3.3 Alterations and extensions to dwelling to provide additional living accommodation to include garage and a self-contained granny flat - 04/02276/B - APPROVED - 3.4 Alterations and extensions to dwelling to provide additional living accommodation 06/00530/B - APPROVED ## - 4.0 PLANNING POLICY 4.1 The application site is within an area not recognised for development under the Isle of Man Development Plan Order 1982. Accordingly, the site is not designated for development. The site is not within an area of High Landscape or Coastal Value and Scenic Significance. The site is not within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of the planning application; - 4.3 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 4.4 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." ## - 5.0 REPRESENTATIONS 5.1 Highway Services comment (02.09.2021); "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking" ## - 6.0 ASSESSMENT 6.1 The principal issue to consider with this application is the potential visual impact of the works to the area and the existing dwelling. 6.2 The starting point is perhaps to consider Housing Policy 16 given the property is a nontraditional dwelling. This policy states that; "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". The proposed rear extension will have little visual impact, given its size and the site which is screened from the majority of public views. - 6.3 The proposed exit is currently a field gate access, associated with dwelling, and no changes are proposed. This access onto a public highway, serves a limited number of dwellings and is a public footpath. Accordingly, the proposal would not give rise to undue highway safety concerns as the traffic generated would be the same, only persons would not need to reverse out of the driveway into the lane, but rather exit in a forward gear. - 6.4 The works to replace the existing sun roof raise no concerns. ## - 7.0 CONCLUSION 7.1 Accordingly, the proposal complies with the wording of HP16, and also the resulting development would not harm the character and quality of the landscape complying with Environment Policy 1 of the Isle of Man Strategic Plan. It is recommended that the application be approved. - 8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: - (a) the applicant (including an agent acting on their behalf); - (b) any Government Department that has made written representations that the Department considers material; - (c) the Highways Division of the Department of Infrastructure; - (d) Manx National Heritage where it has made written representations that the Department considers material; - (e) Manx Utilities where it has made written representations that the Department considers material; - (f) the local authority in whose district the land the subject of the application is situated; and - (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine: - o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and - o whether there are other persons to those listed above who should be given Interested Person Status. I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status. Decision Made : Permitted Date : 23.12.2021 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *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/8047-bride-ballamin-cottage-lhen-road-alterations-erection-extension/documents/938144*