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23/00196/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00196/B Applicant : Ms Karen Jones Proposal : Replace existing dilapidated timber decking with composite decking on a similar footprint to the existing decking and to add a conservatory/glass room Site Address : Woodlands House Lower Foxdale Isle Of Man IM4 3A
Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.04.2023 __
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 would accord with Environmental Policies 1 & 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to drawings submitted on 6th March 2023, referenced; Proposed Rear and Side Elevations Proposed Side Elevation Existing and Proposed ground floor __
Interested Person Status - Additional Persons
None __
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23/00196/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The application site represents the curtilage of Woodlands House, Lower Foxdale, a detached two storey property situated on the western side of the A3 road. The dwelling sits side on or gable facing the highway. The rear elevation faces due south and features a raised timber decking platform area projecting out 3.5m from the rear elevation across its width.
2.0 THE PROPOSAL 2.1 Proposed is the erection of a sunroom / conservatory, centrally positioned on the rear elevation measuring 7.2m wide across the rear elevation and 3.5m deep projecting out from the rear elevation with a lean to glazed roof.
2.2 The conservatory frames are to be lightweight aluminium frames in a dark grey colour with lightweight glass glazing all round.
2.3 Also proposed is the replacement of the rotting timber decking boards and the replacement with composite material boards. The vertical elements forming the handrail and spindles will be an aluminium decking rail to replace the existing timber railings. At 1.1m high.
2.4 This application has essentially scaled back the size of the decking and seeks to now build over the existing footprint in a bid to address the reasons for refusal as noted below.
3.0 PLANNING POLICY 3.1 The site lies within an area zoned as "not zoned for development" and an "Areas of High Landscape or Coastal Value and Scenic Significance" on the 1982 Development Plan - South Map. The property is not within a Conservation Area or a Flood Risk Zone. There are some mature trees to the south and west of the application site as discussed below.
3.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Spatial Policy 5 Building in defined settlements or GP3
General Policy 2 General Development Considerations 3 Exceptions to development in the countryside
Housing Policy 15 Extension or alteration to traditional styled properties in the countryside
Environment Policy 1 Protection of the countryside 2 Protection of the character of AHLV
3.4 Residential Design Guide (2021) This document provides general advice on residential development, including sustainable development and climate change resilience, 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 properties and sustainable methods of construction.
4.0 PLANNING HISTORY 4.1 22/00915/B - Erection of extension and terrace to dwelling. Refused;
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23/00196/B Page 3 of 4
R.1 The forward projection of the proposed terrace would have an adverse impact upon the Copper Beech tree and its root area and would be detrimental to its longevity contrary to General Policy 2(c), Environment Policy 3 and Strategic Policy 4(b) of the Strategic Plan (2016).
5.0 REPRESENTATIONS (in brief - full reps can be read online) 5.1 Patrick Commissioners (21/04/23) no objection. 5.2 Highways Services (22.03.22) no objection. 5.3 DEFA Forestry (25/03/23) no objection as no impact upon tree.
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) Principle
(ii) Design (iii) Visual Impact (iv) Neighbours impact (v) Trees
Principle 6.2 The site falls outside of a defined settlement boundary and within a part of the countryside and sits amongst other dwellings flanking either side of the highway. However, housing policy 15 and its supporting text do include the provision for extensions to traditional dwellings within the countryside, provided such additions are of a high quality design, with a focus on proportion, form and general appearance that would not detract from the character and appearance of the property. This is further examined below.
Design 6.3 The design of the proposed conservatory off the rear elevation would be introducing a built form where presently there is none. In terms of size and height and the general level of fenestration, the design helps to ensure the proposed conservatory would remain subservient in general to the property and designed to serve that specific purpose for a conservatory / habitable room extension. The level of finish would seek to complement the rear elevation utilising large amounts of glazing and slim line aluminium framing in a darker colour which would be in keeping with the character and appearance of the dwelling. Turning to the proposed terrace, this will mainly be refurbishment of the existing and would be acceptable.
Visual Impact 6.4 In terms of visual impact, the proposed conservatory would be located on the rear of the dwelling and it is noted there are limited public views given the setting in its own curtilage and orientation to the highway. The conservatory could be partially apparent when passing, mainly the side revels but not so where it would be considered detrimental to the property.
6.5 For context, the location on the rear elevation would be set back from the highway and when viewed would be read within the existing residential context of the property and surrounding street scene. Turning to the proposed terrace, whilst this would be finished to be in keeping to the dwelling, it would have a neutral impact on the character and setting of the property. On balance, these aspects of development are deemed to be an acceptable form of development that of development that complies with those sections of Housing Policy 15 without harming the visual character and quality of the countryside within this area of high landscape value in accordance with Ep1 and EP2.
Neighbours Impact 6.6 With regard to any neighbouring impact, the level and scale of development proposed here, especially being at distance from the neighbours are considered to be relatively modest and not judged to cause harm to the enjoyment of those adjoining properties or considered to harm their neighbouring amenity, specifically those either side.
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23/00196/B Page 4 of 4
Trees 6.7 In terms of any adverse impact upon the existing tree and its roots, it is noted the previous reason for refusal. This revised scheme if further away from the protected tree and Forestry having been consulted on this application, do not object to this proposal. As such it is deemed the proposal would be acceptable without having any detrimental impact upon the existing tree.
7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the proposal would accord with Environmental Policy 1&2 and Housing Policy 16 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
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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: 03.05.2023
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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