Officer Report

Application No.: 18/00474/B Applicant: Mr & Mrs Terence Groves Proposal: Erection of a conservatory to rear elevation Site Address: Kinleys Croft Bernahara Road Andreas Isle Of Man IM7 2EL Planning Officer: Mr Owen Gore Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.08.2018 _________________________________________________________________

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.

Plans/Drawings/Information; This planning permission relates to the following plans and documents: -

• Drg No. 164/57/1 - Site Location Plan
• Drg No. 164/57/2 - Site Plan Drg No.50 - Existing Ground Floor Plan

• Drg No.164/57/3 - Plan as Existing
• Drg No.164/57/4 - Plan as Proposed Drg No.164/57/P - Photographs Date-stamped as having been received 09 May 2018 _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report SITE

1.1 The application site is a spacious plot within the open countryside. The property is a detached cottage that has been heavily extended into a large dwellinghouse. PROPOSAL - 2.1 The proposal is for the erection of a conservatory on the rear elevation of the dwelling, away from the highway.

PLANNING POLICY Local Area Plan - 1982 Development Plan Site Designation - 'white land' open countryside

The following policies are particularly relevant to this proposal:Isle of Man Strategic Plan 2016

• o Housing Policy 15 (HP15) - The extension or alteration of existing traditionally styled properties
• o Housing Policy 16 (HP16) - The extension of non-traditional dwellings

PLANNING HISTORY The previous planning applications are not considered to be specifically material in the assessment of the current application.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

Andreas Parish Commissioners

• o No Objection (dated 19 June 2018) Department of Infrastructure (DOI) Highways Division
• o NHI - No highways interest (dated 04 June 2018) Neighbours' views
• o No comments received

ASSESSMENT Character and appearance

3.1 The original property appears to have been a traditional styled cottage that has been heavily extended into a large dwellinghouse. Taken as a traditional dwelling for the purposes of HP15, the proposal is small scale and cannot be seen from the highway; it will infill a corner of the footprint and in general terms it respects the proportion, form and appearance of the existing property.

3.2 It is worth noting however, due to the extent to which the property has been extended, that even under the provisions of HP16 the proposal would not increase the impact of the building as viewed by the public. - 3.3 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. In this respect, the proposal complies with GP2. Impact on neighbours

The property is detached and away from any other dwellings; therefore the proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents.

Parking and highway safety The proposal will not increase the number of bed spaces or reduce the amount of parking provision available on site.

CONCLUSION

7.1 The proposal is considered acceptable in accordance with the designation within the Local Area Plan and the appropriate policies within the Isle of Man Strategic Plan 2016. 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.

Decision Made : Permitted Date: 03.08.2018 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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