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23/00401/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00401/B Applicant : Mr & Mrs Malcom & Anne Corkill Proposal : Erection of ground floor extension to rear and creation of off road parking apron Site Address : Thornycroft 8 Primrose Terrace Port St Mary Isle Of Man IM9 5AP
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.05.2023 __
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 complies with Section 18(4) of the Town and Country Planning Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 20th April 2023; o Drawing No. 22 1705 01 o Drawing No. 22 1705 02 o Drawing No. 22 1705 03 o Drawing No. 22 1705 04 o Drawing No. 22 1705 05
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23/00401/B Page 2 of 4
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of 8 Primrose Terrace, Port St Mary which is a traditional mid terraced property situated to the North West of Bay View Road.
1.2 To the rear of the property is a raised garden which ends upon the Lhargan Road, of which several properties which back onto this road has different types of parking ranging from garaging to parking aprons.
THE PROPOSAL
2.1 The current planning application seeks approval for the alteration of the rear which includes the addition of staircases and a retaining wall which will assist in the creation of a two car parking apron and the erection of an infill extension to the ground floor level which is to have an overhang flat roof.
PLANNING HISTORY
3.1 The previous applications are not relevant in the assessment of this application.
PLANNING POLICY
4.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the East, Map 7 - Port Erin/ Port St Mary. The site isn't within a Flood Risk Zone but is within a Conservation Area.
4.2 Given the nature of the of the land designation and the property being within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is the most relevant in the assessment of this application. Followed by paragraph 7.29.2 and Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area.
REPRESENTATIONS
5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and state "The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal subject to all vehicular access arrangements according to Drawing No. 221705 05 and 221705 03. The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent." (18.05.23)
5.3 No comments have been received from Port St Mary Commissioners at the time of this report.
ASSESSMENT
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23/00401/B Page 3 of 4
6.1 The main issues to consider in the assessment of this planning application are:
6.2 SECTION 18(4) TEST
6.2.1 Due to the proposed works being in a Conservation Area it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works preserve or enhance the Conservation Area.
6.2.2 The proposed works due to their nature can be assessed separately. Firstly with regards to the proposed flat roofed infill extension. Whilst flat roofs are generally not acceptable within Conservation Areas, due to their design and nature. The proposal within this application, is situated at the ground floor level. This means that the likelihood of the proposal impacting the overall streetscene will be minimal. This is due to the already existing flat roofs within the surrounding streetscene and also due to the ground floor level being at a much lower level than the rear road and as such a public vantage point will be minimal.
6.2.3 Turning towards the proposal to add a parking apron to the upper level of the rear garden adjacent to the Lhargan road. As previously stated, there are already several different means of parking already upon the rear of the properties along Primrose Terrace and as such the addition of the parking apron within this site would not alter the overall character and appearance of the streetscene.
6.2.4 With the above in mind the works will pass the Section 18(4) test by preserving the Conservation Area.
6.3 CHARACTER AND APPEARANCE
6.3.1 When looking at the character and appearance of the proposed works on the surrounding area, the main impact would be making sure that the works preserve or enhance the Conservation Area. As stated above the proposed works are deemed acceptable for where they are proposed to be situated.
CONCLUSION
7.1 The proposed extension and parking apron are acceptable in terms of their form, mass and design which preserves the overall Conservation Area and as such complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
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
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(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: 30.05.2023
Determining officer Signed : A MORGAN Abigail Morgan
Principal Planner
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