DEC Officer Report

Application No.: 19/00343/B Applicant: Mr Paul Snowdon Proposal: Alterations, installation of flue and windows / doors to existing sunroom Site Address: Fuchsia House Old Castletown Road Port Soderick Isle Of Man IM4 1BB Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken: 01.05.2019 Site Visit: 01.05.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.05.2019 _________________________________________________________________

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 the following plans and drawings, date stamped received on 22nd March 2019:

• o Site/Location Plan
• o Exisiting and Proposed Plans _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Fuchsia House, Old Castletown Road, Port Soderick. The existing property is two storeys high with a pebble dashed finish.

1.3 There is a sunroom extension at the south west side of the dwelling which is mostly glazing with a solid roof and plinth which matches the house in style. THE PROPOSAL - 2.1 The application proposes to alter the property in several ways.

• 2.2. The proposed current sun lounge extension will be altered by rebuilding all three exposed sides and adding two arched windows to two sides with the third side having a white aluminium bi fold door installed. There is also a flue to be installed within the sun lounge to service a multifuel stove.

2.3 There is also the addition of a new window to the first floor within the current en-suite to the East elevation. - 2.4 To the rear of the dwelling there is the alteration of a window into Patio doors, this would be acceptable under Permitted Development and as such is not looked at within this report. PLANNING HISTORY

3.1 There are several applications on the site of which the conservatory was approved under the original house application 97/01895/B. 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. 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.

4.2 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;

4.2 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."

4.3 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." REPRESENTATIONS

5.1 Highway Services have No Highways Interest in this application (16.04.2019).

5.2 Braddan Parish Commissioners have considered the proposal and have no objection (3.05.19).

ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this current planning application are the impacts of the proposed development on the character and appearance of the existing dwelling and upon the visual amenity of the surrounding area.

6.2 The proposed window to the first floor level is to be constructed of obscure glass and is not facing any neighbours as such the window will not introduce any overlooking.

6.3 While the alterations to the sun lounge aren't in keeping with the overall appearance of the property, the property is a range of styles and the sun lounge is not necessarily seen from a general public standpoint as such the alterations would have a minimal impact on the surrounding area. CONCLUSION - 7.1 For the above reasons the proposal is considered to comply with General Policy 2, Environment Policy 2 and Housing Policy 16 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 17.05.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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