DEC Officer Report

Application No.: 23/00332/B Applicant: Mr Paul Howard-Snowden Proposal: Two double storey extensions to front and rear and extension to ground floor utility room Site Address: Fuchsia House Old Castletown Road Port Soderick Isle Of Man IM4 1BB Planning Officer: Mr Hamish Laird Photo Taken: 20.04.2023 Site Visit: 20.04.2023 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.06.2023

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

Overall it is concluded that the planning application accords with the provisions set out in Housing Policy 15, Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to the documents date stamped and received 16 March 2023; and, to the following plans date stamped and received 5 April, 2023:

Drawing No. 23-3191-P-01B Existing and Proposed Site and Location Plan;

• Drawing No. 23-3191-P-03B Proposed Plans and Elevations;
• Drawing No. 23-3191-P-04 Existing and Proposed Garage Plans and Elevations;

_______________________________________________________________ Interested Person Status – Additional Persons

None. _____________________________________________________________________________

Officer’s Report

1.0 Site and Surroundings - 1.1 Fuchsia House, formerly named 'Fuchsia Cottage' is a large, 2-storey, detached dwelling of cream painted render with white painted stone quoins housed under a tiled pitched, roof, which is set back from the road and accessed by a curved drive from Old Castletown Road. The drive leads to a detached garage building on 2-storeys with a room above which is accessed by an external staircase attached to its SE side. The property is bounded by a stone wall on the roadside boundary and has trees and shrubs within its grassed front garden area and along its NW side which soften the appearance of the property. The site slopes upwards from the road and the raised rear garden area is accessed via a flight of stone steps. - 1.2 The property stands on the end of a row of 3 detached dwellings set in spacious grounds on the north-west side of Old Castletown Road. To the north-east side, and to the rear, the site adjoins an open field with an access track immediately adjacent serving 'Jandakot' and 'The-An', which are two dwellings set to the rear. The nearby site to the southwest comprising Land West of Merrion Park Old Castletown Road, presently a field is currently the subject of an application Ref: 23/00267/A for approval in principle to site dwelling and garage, discharging the siting and means of access. No decision on this proposal has yet been made. - 1.3 The site lies in the countryside outside any recognised settlement boundary.

2.0 The Proposals - 2.1 The full planning application proposes the erection of "Two double storey extensions to front and rear and (an) extension to ground floor utility room". This would involve:

• o The addition of a two-storey front extension to provide a ground floor portico and void
• over at first floor housed under a pitched roof with subservient ridgeline - measuring approx.

• 5.43m high to the eaves, 7..2m to the ridge x 3.52m wide x 2.81m deep. (Floor area = 19.78m2);

• o The addition of a two-storey side extension adjacent to the existing sunroom to provide a ground floor extension to the sunroom; and, a first floor bedroom extension to an existing bedroom. This would be set-in slightly from the front elevation and would in effect elongate the front elevation measuring approx. 3.775m wide x 3.97m deep x 5.43m high to the eaves,

• 7..2m to the ridge. (Floor area = 99.96m2);

• o A ground floor extension adjacent to the existing utility room to provide a boot room to be housed under a hipped/pitched roof - measuring approx. 3.7m wide x 2.5m deep x 2.5 m to the eaves and 4.0m to the ridge, (Floor area = 9.25m2); and,
• o Works to provide a new external staircase to the room above the garage, with excavation works to provide new steps up to the raised rear garden area, plus a separate set
• of new steps up to the garden area; and, o A new area of hardstanding measuring approx. 4.0m x 4.0m to the front of the dwelling.

- 3.0 PLANNING HISTORY

3.1 There are several applications relating to the site. The original house was approved under application Ref: 97/01895/B. Other applications are:

99/01895/B - Alterations and extension to dwelling, including additional storey and erection of detached garage with guest accommodation over - approved 19/4/2000. 01/01638/B - Erection of sun lounge extension - approved - 19/12/2001. 19/00343/B - Alterations, installation of flue and windows / doors to existing sunroom approved - 24/5/2019.

4.0 PLANNING POLICY - 4.1 The site lies within an area zoned as an area of high landscape or coastal value and scenic significance on the 1982 Development Plan; and, within an area designated on the Area Plan for the East (2020) as land not designated for a particular purpose, and the site is not within a Conservation Area. The site area is not prone to flood risks. There are no registered trees on site, and the site is not within a registered tree area. - 4.2 As such, the following parts of the Strategic Plan are relevant:

Given the nature of the application it is appropriate to consider General Policy 2, Environment Policy 2 and Housing Policy 16 of the Isle of Man Strategic Plan.

4.3 General Policy 2 of the Isle of Man Strategic Plan 2016 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;

4.4 Environment Policy 2 of the Isle of Man Strategic Plan 2016 states "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential."

4.5 Housing Policy 15 of the Isle of Man Strategic Plan 2016 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)." - 4.6 Housing Policy 16 of the Isle of Man Strategic Plan 2016 states "The extension of nontraditional 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 (29/3/23) comments that: "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking."

In further comments received 5/4/23, Highway Services advised that it "notes the additions and amendments uploaded on 5 April 2023 and continues to not oppose this proposal."

5.2 Braddan Parish Commissioners have considered the proposal and have no objection (12.4.23). - 5.3 No neighbour representations had been received by the Report drafting stage. ASSESSMENT

6.1 The dwelling has been lawfully erected having benefitted from the grant of planning permission Ref: 97/01895/B; and, subsequent to that PP Ref: 99/01895/B for alterations and extensions to the dwelling, including an additional storey and erection of a detached garage with guest accommodation. The principle of development is, therefore, accepted.

6.2 The fundamental issues to consider in the assessment of this planning application are:

• (i) the provisions of Policy H15 and whether the cumulative impact of the extensions amounts to more than 50% of the original dwelling;
• (ii) visual impact of the proposed development on the character and appearance of the existing dwelling and upon the visual amenity of the surrounding area.; (GP2 b, c)
• (iii) the impact upon the amenities (overlooking, loss of light; over bearing impact; (GP2 g)

6.3 Policy H15 of the Strategic Development Plan indicates that "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)." - 6.4 There have been a number of previous extensions to the property, most notably via approval of the Ref: 99/01895/B application for alterations and extensions including an additional storey and erection of detached garage with guest accommodation over - approved 19/4/2000; and, with the addition of a sun lounge extension in 2001. The addition of the currently proposed extensions which would amount to a combined floor area of approx. 58.99m2 would result in a further increase in the floor area of the property. The details of the Ref: 99/01895/B are unavailable, and the question is, therefore, whether the proposed

• extensions would be in scale and keeping with the existing dwelling, and whether any adverse visual impact would arise as a result of their being added to the dwelling.
• 6.5 The most obvious extensions would be those that would be visible form the public realm, namely, the two-storey front extension to provide a ground floor portico and void over; whilst, the two-storey side extension adjacent to the existing sunroom would also be visible. Both would add to the bulk of the existing dwelling, although the front extension would be read against the existing front elevation, and the side extension would be added to the SE side elevation, forward of the existing ground floor sunroom. The side extension would set-in slightly from the front elevation (0.3m). Returning to the two-storey front extension, this would be added in place of the existing main door into the dwelling, and would provide light into it at both the ground and first floor levels via its 2 No. proposed, full-height, 2-casement windows. The front door would be inserted into the side elevation of the extension, rather than directly in the front elevation as per the existing arrangement.
• 6.6 Whilst the above extensions would alter the character of the dwelling, and make it bigger, it is considered that these additions would not be out of context. Given the set-back nature of the dwelling from the road, plus the front garden depth and natural tree and shrub screening contained therein, it would not result in an adverse visual impact that would be unduly harmful to the character and appearance of the dwelling or the locality in which it stands.
• 6.7 The addition of the ground floor Boot Room extension proposed to be attached to the rear of the dwelling would have no visual impact on the character and appearance of the property as it would be well-screened by, the dwelling itself; the adjoin 2-storey garage; and, the raised land levels of the rear garden area.
• 6.8 The extension of the hardstanding area to the front of dwelling would have no adverse implications in terms of visual impact and is considered to be acceptable.
• 6.9 Overall, the siting, size, height and scale of the extensions and their proposed positions on the existing dwelling are considered to be acceptable in terms of their visual impact on both the appearance of the dwelling, and on the character and appearance of the site and its surroundings. Whilst the floorspace that would be created by the proposed extensions this may not strictly accord with the floorspace restriction outlined in Policy H15, it is considered that they would accord with the provisions of General Policy 2 b) and c); and, Environment Policy 2 of the Isle of Man Strategic Plan 2016.

Neighbours amenities

6.10 Given the position of the extensions in close relation to the existing dwelling, the lack of any upper floor window in the 2-storey side extension, and the distance from the nearest neighbouring dwelling at Claremont to the south-west - which has its detached garage set between it and the application dwelling; plus, the lack of any neighbour representations, the proposed extensions and alterations would not give rise to any loss of privacy, or result in an overbearing relationship with this neighbouring dwelling, or any other nearby dwelling. - 6.11 Overall, with regard to the potential impact of the development on neighbouring residents amenities, the proposed development is considered to be acceptable and accords with the provisions of Policy GP2 (g) and (h), of the Adopted Island Development Plan 2016. - 6.12 Other considerations - none. CONCLUSION

7.1 For the above reasons the proposal is considered to comply with General Policy 2, Environment Policy 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2016 and therefore acceptable. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner 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: 15.06.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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