DEC Officer Report

Application No.: 21/01088/B Applicant: Mr Stephen Smith Proposal: Erection of rear ground floor extension and two storey extension to side elevation Site Address: 59 All Saints Park Lonan Laxey Isle Of Man IM4 7LD Planning Officer: Mrs Vanessa Porter Photo Taken: 03.11.2021 Site Visit: 03.11.2021 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.11.2021 _________________________________________________________________

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 application accords with General Policy 2, Environment Policy 22 and Transport Policy 7 of the Isle of Man Strategic Plan 2016 and with the general principles set out in the Residential Design Guidance 2021.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 14th September 2021:

• o Site Location Plan
• o Site Plan
• o Existing and Proposed floor plans & elevations _______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

57 All Saints Park, Lonan, as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of 59 All Saints Park, Lonan which is a two storey dwelling situated to the northern side of All Saints Park. The property is situated within the second cul-de-sac to the North of All Saints Park. - 1.2 The properties within this cul-de-sac and the surrounding area are a mix of houses with different design features from small terraces such as where this property is situated to semidetached, detached and bungalows. THE PROPOSAL

2.1 The application seeks planning approval in three parts; - 2.2 Firstly the erection of a two storey side extension which is based upon the plot and as such measures 2.5m wide at the front elevation and 4.5m at the rear elevation with an overall length of 6.2m and an overall height of 7.3m. The extension is proposed to have six windows which measure approximately 1m by 0.5m. - 2.3 Secondly to the rear of the two storey extension is a single storey external room measure

• 1.5m by 3.2m which will have a flat roof.
• 2.4 Thirdly a rear extension is proposed which will have an overall length of 4.5m with a width of 3.3m and an overall height of 3.4m. PLANNING HISTORY
• 3.1 The application site has not been subject to any previous planning applications but it is relevant to note that the West of the site No.57 All Saints Park, has recently had approval for the "Erection of a first floor extension over the existing garage and installation of replacement garage doors" which was approved.

3.2 There have also been several applications for extensions within All Saints Park which include but not exclusive to the following;

• 3.2.1 10 All Saints Park - 17/00715/B, "Two storey extension to side of property" which was Permitted.
• 3.2.2 19 All Saints Park - 09/01989/B, "Erection of a two storey extension to side elevation" which was Permitted.
• 3.2.3 26 All Saints Park - 07/00023/B, "Construction of a two storey extension to side elevation to provide additional living accommodation" which was Permitted.

PLANNING POLICY

4.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the East, Map 7, Laxey. The property is not within a Conservation Area nor a Flood Risk Zone.

4.2 Due to the land zoning, paragraph 8.12.1 and General Policy 2 of the Isle of Man Strategic Plan 2016 are the most relevant to this assessment which sets out the general standards towards acceptable development. Environment Policy 22 is relevant due to the installation of a multi-fuel stove and Transport Policy 7 is relevant due to the removal of driveway and installation of a garage.

4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly with regards to side extensions, good neighbourliness and overlooking. - 4.4 Further consideration should also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.

REPRESENTATIONS

5.1 The following representations can be viewed on the Government's website, this report contains summaries only.

5.2 Highway Services have considered the application and state, "No Highways Interest." (30.09.21)

5.3 Garff Commissioners considered the application and had no objections. (11.10.21) - 5.4 The owner/occupiers of No.57 All Saints Park, have written in to object to the application on the basis of outlook, privacy and parking. (03.10.21)

ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are;

• - character and appearance (GP2, b,c)
• - impact on neighing amenity/ response to objection (GP2, g)
• - impact of flue (EP22)
• - highway issues (TP7)
• - other matters (CP7, 11 & IP5)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 When looking at the proposed works in relation to the estate as a whole and the cul-desac, there are a few properties within the surrounding area which have increased their properties by a two storey extension and rear extensions, with this in mind the proposal here would not look out of place within its residential setting.
• 6.2.2 Whilst the two storey extension will be seen from a public vantage point, the proposal in terms of its form, mass and design provides a suitable extension to a residential property for which there is a general principle in favour of as indicated in 8.12.1 of the Isle of Man Strategic Plan 2016. The extension is considered to be modest in size and does not generate an overbearing impact on the adjacent neighbours to warrant a concern or refusal.
• 6.2.3 It is considered that the overall level of the development contained within this proposal is in keeping with the character of the property in question and the overall streetscene.

- 6.3 IMPACT ON NEIGHBOURING AMENITY/ RESPONSE TO OBJECTION

• 6.3.1 Another factor when looking at proposals such as this is whether they would create an impact on the neighbouring properties amenities, taking into account the objection received from No.57 All Saints Park.
• 6.3.2 When looking at the proposed works, they have been designed to minimalize any impact on the neighbouring amenity to No. 57 & 61 All Saints Park. Due to the location of No.59 All Saints Park being in front of the building line of No.57 All Saints Park, it will increase the built structure closer towards No.57 All Saints Park. The windows within this side extension are situated to the front of the extension and as such will not overlook the rear of the property.
• 6.3.3 Currently the extension to No.57 All Saints Park has not been built and as such there is no potential overlooking at the moment. If the extension does get built, having looked at the

• site and both planning proposals, any overlooking would be minimal. There is no impact to No.57 All Saints Park from a neighbouring amenity side with regards to the rear extensions.
• 6.3.4 Turning towards No.61 All Saints Park, the proposed rear extension does not have any windows within and as such there will be no perceived or actual overlooking. The rear extension could create some additional overshadowing to No.61 All Saints Park due to its location on the boundary but this is not above and beyond what would be expected from the residential environment.

- 6.4 IMPACT OF FLUE

• 6.4.1 When looking at the proposed flue to the rear. There is the potential that whilst they are minimally seen from a public vantage point, issues can occur with regards to the emissions. The proposed flue is situated at a distance of approximately 1m away from the boundary to No.61 All Saints Park and as such its installation is not expected to result in any adverse visual harm nor in any adverse amenity harm to the surrounding neighbours.

6.5 HIGHWAY ISSUES

• 6.5.1 The proposal to remove a car parking space and erect a garage will have no impact on the overall car parking available on the site. Transport Policy 7 in connection with Appendix 7 of the Isle of Man Strategic Plan 2016 require 2 car parking spaces per residential property, which is provided within this application.

6.6 OTHER MATTERS

• 6.6.1 Turning towards the other matters, the proposal is extensions to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal activity or spread of fire. Any water run-off from the new roofing will be dealt with as per the existing arrangement of the main dwelling and whilst the proposed extension is creating a master bedroom it is unlikely to increase the water usage of the dwelling, as such there are to be no new issues in this respect. CONCLUSION
• 7.1 The application accords with General Policy 2, Environment Policy 22 and Transport Policy

7 of the Isle of Man Strategic Plan 2016 and with the general principles set out in the Residential Design Guidance 2021.

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: 09.11.2021 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.