DEC Officer Report

Application No.: 23/00553/B Applicant: Ms Sarah Everest Proposal: Erection of rear extension Site Address: 11 Croit Ny Kenzie Andreas Isle Of Man IM7 4FA Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.07.2023

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 proposed extension has no negative impact on the character of the house and the area and have an acceptable impact on neighbouring amenities.

Plans/Drawings/Information;

This approval relates to the documents and drawing no. SM23/559/1 date stamped as having been received on 27th April 2023. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site 11 Croit Ny Kenzie, Andreas, a two-storey mid-terraced dwelling located on the northwest corner of the cul-de-sac of Croit Ny Kenzie.

1.2 There is a conservatory at the rear of No.10.

2.0 THE PROPOSAL - 2.1 The proposal is the erection of a single-storey pitched roof rear extension.

3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.

4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the 1982 Development Plan. Strategic Policy - 4.2 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 Paragraph 4.3.11
• o General Policy 2 (b) (c) (g) (m) (n)
• o Paragraph 8.12.1
• o Environment Policy 42
• o Community Policy 7, 10
• o Infrastructure Policy 5

PPS and NPD

4.3 There is no planning policy statement or national policy directive considered materially relevant 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 materially relevant to the assessment of this current planning application:

• o Section 4.6 Rear Extensions
• o Chapter 5 Architectural Details
• o Chapter 7 Impact on Neighbouring Properties

6.0 REPRESENTATIONS - 6.1 Andreas Parish Commissioners has no objection to this application (10.05.2023). - 6.2 DoI Highway Services states there is no highway interest in this application (18.05.2023).

7.0 ASSESSMENT Elements of Assessment - 7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area, and the amenities of the neighbours and on parking. Design of the House Itself - 7.2 The proposed extension has a roofscape fitting in with the existing roofscape. Therefore, it is considered to have no negative impact on the character of the house. Character and Streetscene - 7.3 The new extensions is not visible from the road and is considered to have no impact on the character of the area.

• Neighbouring Amenities
• 7.4 The proposal is north of the terrace and is therefore considered to have an acceptable impact of overshadowing on the neighbouring properties.
• 7.5 The proposal fails the "45 degree approach" with No.10. However, as No.10 has a glass conservatory, it is considered the overbearing and overlooking impact on No.10 is within a reasonable degree. Further, the size of the rear garden of No.10 and the level of built development along the shared boundary with No. 10 is such that there would still a significant level of openness and outlook even with the proposal in place.
• 7.6 The proposal is single-storey and has no opening on the northeast elevation and is therefore considered to have no overbearing or overlooking impact on No. 12.

8.0 CONCLUSION - 8.1 The proposed extension has no negative impact on the character of the house and the area and have an acceptable impact on neighbouring amenities. 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: 28.07.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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