Officer Report

Application No.: 18/01065/B Applicant: Mr & Mrs Martin Neeson Proposal: Erection of single storey extension to rear of property including removal of existing chimneys and installation of flue from new wood burner Site Address: Cushag Cooil Avenue Kirk Michael Isle Of Man IM6 1HD Principal Planner: Miss S E Corlett Site Visit: 13.11.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.11.2018 _________________________________________________________________

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 decision relates to drawings 01 and 02 received on 10th October, 2018 and 03A received on 24.10.18. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the curtilage of an existing detached dwelling which sits on the north western side of Cooil Avenue. the property sits between Cabbyl Bane to the north east and Cooil

• Shellagh to the south west. To the rear of the property is another dwelling, Cead Mile Failte which takes its access off the Balleira Road.
• 1.2 The property is lower than its neighbours on each side and it has a low pitched garage to the north east which is accessed from Cooil Avenue by a driveway. Cabbyl Bane is a more modern dwelling which has its ridge running at ninety degrees to Cooil Avenue and the building extends further back than does the application property. At the front of the property there is a pitched roof projecting gable and alongside this, a lean-to roofed porch.
• 1.3 The rear garden contains a number of trees and the land beyond this also continues the treed character. There is a permit in place from DEFA to remove 27 of these (pine, poplar, sycamore, elm, ash, holly, palm and oak), mostly within the rear garden but with three palms in the front very close to the house, with a requirement to replace these with 3 Holm Oak, 3 Whitebeam with specifications of size and timing (within the first planting season following the removal of the trees). THE PROPOSAL

2.1 Proposed is a rear extension to accommodate a lounge/dining room. The extension will project 7.5m from the rear elevation, set in from the south western corner of the property by 0.7m and 8.6m in width. The extension will just one window in the north eastern side and will be 5.5m from the boundary with Cooil Shellagh and 12m from the boundary with Cabbyl Bane. The existing property has a roof which has a slightly curved lower end: the extension will have a more simple roof without this detail. The pitch of the extension will be slightly lower than that of the main roof and without the hip and ridge times. The lower pitch is to enable the extension ridge to sit below that of the main ridge. - 2.2 The existing garage is to be demolished (which would not require planning approval under Section 6(2)(e) of the Town and Country Planning Act 1999 and the driveway extended in width and length to 7.5m in width and 16m in length. - 2.3 The rear extension will be finished to match the rest of the dwelling which is to be refinished in dashed render from a thin, smooth render over a brick construction. The existing roof, which is finished in a red coloured double Roman profiled tile, is to be replaced with plain concrete tiles. - 2.4 The existing porch is to be removed and the windows throughout the building are to be replaced in apertures of the same size (which would not require planning approval under Class 24 of the Town and Country Planning (Permitted Development) Order 2012. - 2.5 The rear of the new extension will have a modern flavour with large areas of glazing and a flue which will project 600mm from the ridge of the extension. - 2.6 Two existing chimneys on the gables of the property are to be removed. - 2.7 The applicant has submitted amended plans which replace the flue with a chimney on the gable, clarify that the new dashed finish will be white spar and the roof will be finished in grey concrete tiles. PLANNING POLICY

3.1 The site lies within an area of Predominantly Residential use on the Kirk Michael Local Plan of 1994. As such, the following parts of the Strategic Plan are applicable:

8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use 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.

General Policy 2: 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;
• (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 and
• (j) can be provided with all necessary services.

PLANNING HISTORY

4.1 No planning applications have been submitted in respect of this property. Cabbyl Bane was approved under 04/01252/B. REPRESENTATIONS - 5.1 Michael Commissioners have no objection (29.10.18 and 08.11.18). ASSESSMENT - 6.1 The issues here are whether the proposed development would have any unacceptable impact on the streetscene, on the living conditions of those in adjacent dwellings, on existing trees of amenity value and on highway safety. Streetscene

6.2 The parts of the development that would be visible from the public perspective would be the removal of the porch, the re-finishing of the roof and external walling and the extension of the driveway. The removal of the porch would have a positive impact on the appearance of the property and its refinishing as proposed would not be out of keeping with the surrounding properties. The white and grey colours of the proposed new materials will not be out of keeping in the area and have a traditional character. Living conditions - 6.3 The extension would not be particularly close to the neighbouring dwellings and there would be no windows in any part higher than ground floor, other than rooflights which are serving the ground floor level below and out of which there would not be any view of the neighbouring dwellings or their gardens. Both neighbouring properties are higher than the application property. It is not considered that there would be any adverse impact on the living conditions of those in the neighbouring properties. Cead Mile Failte is a significant distance away (over 50m) and will not be affected despite there being significant amounts of glazing in the elevation facing in this direction. Trees - 6.4 Whilst a number of trees will be affected by the proposal, there are appropriate permits in place for these to be removed with significantly fewer trees required to be introduced to replace them. There is ample room for the replacement trees to be introduced without affecting the proposed extension or vice versa.

• Highway Safety
• 6.5 The proposal will widen the driveway which will provide better manoeuvring and access space. There is no adverse impact on highway safety as a result of the proposals.

CONCLUSION

7.1 The proposal is considered to accord with GP2 and is supported. 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.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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 : 23.11.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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