DEC Officer Report

Application No.: 21/00192/B Applicant: Mr Peter Halpin Proposal: Internal and external alterations to existing dwelling. Site Address: Glen Villas Ballamanagh Road Sulby Isle Of Man IM7 2HB Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.04.2021 _________________________________________________________________

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 works complies with Environment Policy 1, 3, Paragraph 8.12.2 and Housing Policy 15 of the Isle of Man Strategic Plan 2016 of the Isle of Man Strategic Plan and also the Residential Design Guide 2019.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 25th February 2021:

• o Drawing No. 20/3073/01
• o Drawing No. 20/3073/02
• o Drawing No. 20/3073/03 _______________________________________________________________

Interested Person Status – Additional Persons

It is considered that the following Government Department should be afforded Interested Person Status as they have raised material consideration in their representations in accordance with Article 4(2):

DOI Flood Risk Management Division _____________________________________________________________________________

Officer’s Report

THE APPLICATION SITE

1.1 The application site is the residential curtilage of Glen Villas, Sulby which is a traditional two storey property situated to the north of Sulby Claddagh and accessed from the Yn Claddagh Road. THE PROPOSAL - 2.1 The current planning application seeks approval to demolish a side extension and two porches and erect a slide extension to the east elevation measuring approximately 3m by 6.7m with an overall height of approximately 3.7m. Also proposed is the erection of two oak framed pergola's which have an overall height of approximately 2.5m.

2.2 Alterations are proposed to the property which include the installation of composite door with sidelights and a new window to the south elevation, both of which styled to match the existing Georgian windows in the property. PLANNING HISTORY - 3.1 There are no previous planning applications identified on this site PLANNING POLICY - 4.1 The site lies within an area zoned as "Open space for a particular purpose - Woodland" on the Sulby Local Plan 1998. The property is not within a Conservation Area but is within an area of Flood Risk - Surface Water, Medium/Low Likelihood and within an area of Registered Trees (Area RA1694).

4.2 Given the nature of the application it is appropriate to consider General Policy 3, Environment Policy 1, 3, Paragraph 8.12.2 and Housing Policy 15 of the Isle of Man Strategic Plan 2016. - 4.3 General Policy 3 of the Isle of Man Strategic Plan 2016 stated, "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

4.4 Environment Policy 1 of the Isle of Man Strategic Plan 2016 states in part, "The countryside and its ecology will be protected for its own sake." - 4.5 Environment Policy 3 of the Isle of Man Strategic Plan 2016 states, "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value." - 4.6 Paragraph 8.12.2: Extensions to properties in the countryside of the Isle of Man Strategic Plan 2016 states, "As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care

• therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this."
• 4.7 Housing Policy 15 of the Isle of Man Strategic Plan 2016 states, "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
• 4.8 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside has policies which are relevant to the assessment of this application, specifically Policy 4 and 5.
• 4.9 Policy 4 states, "External finishes are expected to be selected from a limited range of traditional materials."
• 4.10 Policy 10 states, "Doors and windows together with their size and relationship with each other and the wall face should follow traditional rural forms."
• 4.11 The Residential Design Guidance 2016 is also relevant in this application of which the parts which are relevant are below in the assessment of this application.

REPRESENTATIONS

5.1 No comments have been received from Highway Services at the time of writing this report.

5.2 Lezayre Parish Commissioners have considered the application and state, "Approved Unanimous." (13.04.21) - 5.3 DOI Flood Risk Management Division have considered the application and state, "No Flood Risk Management Interest." (13.04.21)

ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application is the potential impact of the proposal on the character and appearance of the property and the wider streetscene and whether there would be an impact on the neighbouring properties. CHARACTER AND APPEARANCE

6.2 When looking at single storey extensions to the side of a property the Residential Design Guidance 2019 has some guidance, "4.4.2 It is key that any side extension respects the proportion, design and form of the existing dwelling and that it appears as a subordinate to the main dwelling. A side extension should generally not project in front of the existing building or have flat roofs, a pitched roof will normally be essential to any side extension. The roof of the proposed extension should match the original in terms of pitch and shape. The ridge line should either follow or, often preferably, be lower than the original dwelling. - 6.3 Whether the side extension is single or two storeys, the height and width of these side extensions should be proportionate to the size of the main dwelling. The width should be significantly less than the width of the main dwelling. The ridge height of single storey side extensions should normally be below the eaves level of a two-storey house to give clear definition between single storey and two-storey elements.

6.4 With the above in mind the main aspects are whether the extension would be suitable in terms of its design, form, size and finishes. The proposed single storey extension has been designed to match the architectural aspects of the main dwelling with the front elevation having the same Georgian windows and the roof covering matching the existing. - 6.5 When looking at the proposed additions such as the pergola's and the window/ door alterations these items are done to match the main dwelling and as such there would be very little impact upon the main dwelling and the overall streetscene. NEIGHBOURING AMENITY

6.5 Another factor when looking at extensions such as this is whether they would create an impact on the neighbouring properties amenities. The neighbouring properties are situated to the north of the property and not affected by the proposed works. CONCLUSION - 7.1 For the above reasons the proposal is considered to comply with General Policy 2 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) 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

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: 30.04.2021 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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