DEC Officer Report

Application No.: 22/01336/B Applicant: Miss Lisa Charker Proposal: Proposed balcony to west elevation, raised decking area to part of garden and alterations to existing porch Site Address: Ballacallin House Niarbyl Road Dalby Isle Of Man IM5 3BS Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 29.03.2023

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 proposal is considered to comply with General Policy 2, General Policy 3, Environment Policy 1, Environment Policy 2, Housing Policy 15 and Housing Policy 16 of the Strategic Plan and the Residential Design Guide July 2021.

Plans/Drawings/Information;

This approval relates to the documents, planning statement, location plan, site plan, photos and drawing no. 20091-PL03 as having been received on 10th November 2022. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of 5 Ballacallin House, Niarbyl Road, a two-storey detached dwelling located on the west of the corner of Niarbyl Road and Dalby Road. - 1.2 The house consists of a two-storey pitched-roof main dwelling, a two-storey pitchedroof side extension and a single-storey mono-pitched-roof porch.

2.0 THE PROPOSAL - 2.1 The proposal is the erection of a decking and balcony on the side of the side extension. The proposal also includes rebuilding the porch with a new glazing pattern and replacing the roof tiles and renders.

3.0 PLANNING HISTORY - 3.1 Alterations and erection of a two storey extension was APPROVED under PA 21/01539/B.

4.0 PLANNING POLICY Site Specific - 4.1 The site is outside areas designated for specific land use. Therefore, it is considered to be part of the countryside. - 4.2 The site is within an area of High Landscape or Costal Value and Scenic Significance (AHLV's). Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

• o Strategic Policy 3, 5
• o General Policy 2 (b), (c), (g), (m), (n)
• o General Policy 3
• o Environment Policy 1, 2
• o Housing Policy 15, 16
• o Community Policy 7, 10
• o Infrastructure Policy 5

PPS and NPD

4.4 No Planning Policy Statement or National Policy Directive is applicable to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered particularly of material relevance to the assessment of this current planning application:

• o Section 4.5 Front Extensions
• o Section 4.11 Roof Terraces, Balconies, Decking and Patios
• o Chapter 5 Architectural Details
• o Chapter 7 Impact on Neighbouring Properties

6.0 REPRESENTATIONS - 6.1 Patrick Parish Commissioners has no objection to this application (21.12.2022). - 6.2 DoI Highway Services states there is no highway interest in this application (06.12.2022).

- 7.0 ASSESSMENT

• Point of Clarification
• 7.1 The site is within the countryside and an AHLV's, which requires new development to be justified. In this application, the proposal is for further extensions to an existing dwelling. While not necessary, it is acknowledged that such extensions are of small scale and may be acceptable if there is no or little visual impact. Therefore, the application will be assessed similarly to an extension in a built-up area with additional attention paid to the visual impact of the proposal. Elements of Assessment
• 7.2 The key considerations of this application are its impact on the house itself, on the character and street scene of the area and the amenities of the neighbours. Design of the House Itself

7.2 The porch is considered to have a neutral impact, and arguably a slight improvement on the design of the house. The rearrangement of the glazing makes the porch more sympathetic to the design of the main dwelling. - 7.3 The house is a traditional Manx cottage. However, the approved extension has a gable end that is more contemporary compared to the rest of the extension and the main building. The proposed decking and balcony, with its mass use of glass panels, is quite contemporary but does fit in with the gable end of the side extension. Therefore, the decking and the balcony are considered to have a neutral impact on the character design of the house. Character and Street Scene - 7.4 The porch is considered to have a neutral impact on the character of the area as its size has no significant change. - 7.5 The decking is not visible to the public and is considered to have no impact on the character of the area. - 7.6 The balcony is not readily visible to the general public. However, it is visible from a few points down Niarbyl Road but this is not considered to have a negative impact on the character of the area. Because as mentioned in section 7.3, the proposal would fit in with the floor-toceiling window on the gable end. Therefore, it is considered that there is no negative impact on the character of the area. Neighbouring Amenities - 7.7 The porch is not considered to have any additional impact on neighbouring amenities. - 7.8 The balcony is considered to not have an overbearing or overshadowing impact on the neighbouring properties due to its small scale compared to the side extension. - 7.9 Compared to the existing floor-to-ceiling window on the gable end of the side extension, the balcony does not have an additional overlooking impact.

8.0 CONCLUSION - 8.1 The proposal is considered to comply with General Policy 2, General Policy 3, Environment Policy 1, Environment Policy 2 and Housing Policy 15, Housing Policy 16 of the Strategic Plan and the Residential Design Guide July 2021. Therefore, it is recommended for an approval.

9.0 INTEREST PERSON STATUS - 9.1 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 which 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.

9.2 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: 30.03.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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