Officer Report

Application No.: 18/00611/B Applicant: Mrs Jane Birchall Proposal: Alterations, erection of extension and installation of a pitched roof Site Address: Monks Bridge Cottage Abbey Road Lane Ballasalla Isle Of Man IM9 3DE Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.07.2018 _________________________________________________________________

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.

• C 2. The elevations of the wall finish of the new extension hereby approved should have the same appearance/colour as the main dwelling house and retained thereafter.

Reason: In the interests of the visual amenities of the Conservation Area and individual property.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers 01, 02, 03 all received on 7th June 2018, andd drawing reference number 04 received on 14th June 2018.

_______________________________________________________________ Interested Person Status – Additional Persons

It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

The Isle of Man Victorian Society _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of Monks Bridge Cottage, Abbey Road Lane, Ballasalla which is a Manx traditional two storey detached property which is to the western side of Abbey Road Lane and southwest of Monks Bridge.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the alterations, erection of extension and installation of a pitched roof. The works involve of a rear extension to the existing flat roofed single storey outrigger and the erection of a pitched roof above this flat roofed outrigger over the existing and the new extension.

- 3.0 PLANNING STATUS AND POLICY

3.1 The application site is within an area zoned as "Predominantly Residential Use" as identified on the Area Plan for the South. The site is within a Conservation Area. - 3.2 The Strategic Plan contains two policies which are relevant in this case: - 3.3 General Policy 2 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;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

3.4 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

- 4.0 PLANNING HISTORY

4.1 The following application is considered to be specifically material in the assessment of the current application: 3.2 Installation of dormer window - 95/00334/B - APPROVED - 5.0 REPRESENTATIONS

5.1 Malew Parish Commissioners do not oppose (04.07.2018).

5.2 Highway comment there are no highway implications (16.07.2018). - 5.3 The Isle of Man Victoria Society commented on the application which can be summarised as (27.06.2018); the provision of a pitched roof over the whole outlet is a great improvement and we fully endorse the application; the expression ' cement rendered with patterned finish' is not self explanatory; from the photographs supplied it looks as if the present outlet has been scud rendered to simulate the adjoining painted stone walls. For clarity we feel there should be a planning condition that the external wall finish of the extension should match the existing finish.

- 6.0 ASSESSMENT

6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property.

6.2 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted 2016). This policy indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. - 6.3 The proposed works, whilst enlarging the rear single storey, would include the creation of a pitch roof over the extension and the existing flat roofed extension which would be a substantial improvement to the visual amenities of the property and an enhancement to the Conservation Area, especially as the work are very apparent from the adjacent highway.

- 7.0 CONCLUSION

7.1 Accordingly, the proposal would comply with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan and the application is recommended for an approval. - 8.0 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 18.07.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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