Officer Report

Application No.: 16/01276/B Applicant: Mrs Geraldine Martin Proposal: Alterations including replacement dormer, external decking, alterations to windows and cladding to rear elevation Site Address: Misselthwaite Lodge Clay Head Road Baldrine Isle of Man IM4 6DH Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The site represents the existing residential curtilage of Misselthwaite Lodge, Clay Head Road, Baldrine. This property is a part single, part storey dwelling with accommodation within the roof space also. It is sited on the northern side of Clay Head Road, Lonan.

2.0 PLANNING HISTORY - 2.1 90/00565/B proposed the erection of a double garage and was approved.

3.0 PROPOSAL - 3.1 The application seeks approval for alterations including replacement dormer, external decking, alterations to windows and cladding to the rear elevation.

4.0 REPRESENTATIONS - 4.1 The Department of Infrastructure Highways Services do not oppose the planning application (received on 07.12.2016). - 4.2 Garff Parish Commissioners do not object ( on 12.12.2016).

5.0 PLANNING POLICY - 5.1 In terms of local plan policy, the application site is recognised as being Predominantly Residential Use within a wider area of High Landscape Value and Scenic Significance. - 5.2 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."

6.0 ASSESSMENT - 6.1 The key issues are whether the proposals would have an adverse impact upon the visual amenities of the area and the individual property and if the works would unduly impact neighbouring amenities. - 6.2 The majority of works are mainly external alterations to the existing dwelling, namely altering existing windows to patio doors, replacing a door with two small windows, installing wood grain effect weatherboarding to the first floor external wall instead of the render finish and replacing the existing railings around the first floor roof terrace with glazed balustrading. All the alterations are to the rear elevation. The only works which will increase the footprint of the dwelling is the creation of a modest ground floor terrace, which includes retaining walls due to the sloping nature of the rear garden area. Overall, all these works, whilst not apparent from Clay Head Road, will be of benefit of the individual property and comply with General Policy 2. - 6.3 The majority of works will have no impact upon neighbouring amenities. The only aspect that may increase the likelihood of overlooking would the creation of the ground floor terrace. However, given it position away from neighbouring properties, the neighbouring property (Rodlyn) ground level being above the ground level of the application site and given the existing mature landscaping, it is not considered the proposal would give rise to significant levels of overlooking to warrant a refusal.

7.0 RECOMMENDATION - 7.1 It is recommended that the planning application be approved.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Services of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 13.12.2016 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 approval relates to drawings reference numbers 1, 2, 3 and 4 all received on 15th November 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 13.12.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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