DEC Officer Report

Application No.: 20/01427/B Applicant: Mr Dean Ayres Proposal: Erection of extension to rear elevation Site Address: Bankfield Bungalow Ballamodha Straight Ballasalla Isle Of Man IM9 3EL Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.01.2021 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

The proposed rear extension would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and designed to comply with General Policy 2 and Housing Policy 16 of the Isle of Man Strategic Plan 2016, and is recommended for approval.

Plans/Drawings/Information; This approval relates to drawings referenced; 20/33/01, 20/33/02 electronically submitted and received on 9 December 2020. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of an existing dwelling, Bankfield Bungalow, which sits towards the southern end of the Ballamodha Straight (A3) to the north of the Ballabaygawne Road (A34) and to the south of the access to Cly ny Mona. The site is approximately 0.9 ha (2.2 acres) in area and accommodates the bungalow as well as a garage with accommodation above alongside. The bungalow is long and modern in appearance and

character, albeit there is a variation in roof forms that is created by differently-angled gable walls: between two of these sits a small sunroom, the roof which is provided almost entirely by a large roof lantern and which in reality looks like a conservatory roof sat atop masonry walls.

2.0 THE PROPOSAL - 2.1 Proposed is the erection of a single storey extension to the rear (north east) elevation measuring 3.7m x 4.0m with a flat lantern roof. The area is currently used as a rear yard area in a recess part of the property.

3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the site lies within an area designated on the Area Plan for the South as "white land". - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 General Policy 2 (GP2) (in part) 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; (g) does not affect adversely the amenity of local residents or the character of the locality;

3.4 Housing Policy 16: The extension of non-traditional 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. - 3.5 Other Material Considerations The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. This includes specific guidance on rear and side extensions in Section 7.0 titled; Impact on Neighbouring properties.

4.0 PLANNING HISTORY - 4.1 17/00582/B - Alterations to existing sun room roof. Approved. 10/00115/B - Erection of an extension to rear elevation. Approved. 07/00584/B- Erection of extensions. Approved. 07/00583/B- Demolition of existing cottage and erection of garaging with self accommodation above. Approved. 07/01273/B - Alterations and erection of extensions. Approved.

5.0 REPRESENTATIONS - 5.1 Malew Parish Commissioners commented (20/01/21) with no objection. - 5.2 Highways Services do not object (No Highways Interest) 08.01.21

6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;

• (i) visual impact of the proposed development; (GP2(b) & (c) HP16)
• (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))

6.2 (i) Visual impact The works to install a single storey extension to the rear (East) elevation at ground floor level would be minor alterations on this façade and would not allow for any public views of the rear elevations from the Highway at the front (west). This aspect is deemed to be an acceptable form

• of development that is proportionate to the dwellinghouse and complies with those sections of General Policy 2(b) & (c) and Housing Policy 16.
• 6.3 (ii) Neighbouring amenities With regard to the above, the level and scale of development proposed are considered to be relatively minor and not judged to cause harm to the enjoyment of the neighbouring amenity. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).

7.0 CONCLUSION - 7.1 For the above reasons, it is concluded that the proposed rear extension would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 28.01.2021 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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