DEC Officer Report

Application No.: 23/00837/B Applicant: Mrs Tina Murphy Proposal: Single storey extension to rear of property and new window on ground floor side elevation Site Address: 11 Slieau Curn Park Kirk Michael Isle Of Man IM6 1EH Planning Officer: Mr Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.09.2023

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.

N 1. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.

You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.

To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.

This application has been recommended for approval for the following reason.

The proposed development is acceptable in terms of its form, mass and design by providing suitable additions to an existing residential property and as such comply with Strategic Policy 5, Spatial Policy 3, General Policy 2 and Environment Policies 36 and 42 of the Isle of Man Strategic Plan (2016).

Plans/Drawings/Information;

This approval relates to drawing referenced; PA-01, PA-02 and PA-03, received on 14.07.23. _______________________________________________________________

Interested Person Status – Additional Persons

None. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site comprises a two-storey semi-detached dwellinghouse and its associated curtilage situated at the south-western end of a cul-de-sac; Slieau Curn Park, Kirk Michael. The site's south-western boundary directly abuts and overlooks an area of informal grassland and scrub, together with an engineering works and builders yard which falls within the Conservation Area.

2.0 THE PROPOSAL - 2.1 Planning permission is sought for the demolition of the existing flat roofed kitchen extension and erection of a mono-pitched single-storey extension comprise the entire width of the dwelling. The extension would comprise a depth of 3.6m, an eaves height of 2.475m and ridge height of 3.5m, and facilitate an enlarged kitchen/dining/sitting room and additional bathroom. The extension would include 3 no. roof lights in the rear slope, and folding patio doors in the rear elevation, whilst being finished in matching materials to the existing dwelling.

3.0 PLANNING HISTORY - 3.1 The existing flat roofed kitchen extension was originally granted planning permission in 1984 (PA 84/00462/B). No further planning history exists for the property.

4.0 PLANNING POLICY - 4.1 The application site is identified on the Kirk Michael Local Plan (1994) as land zoned for 'predominantly residential' purposes within the settlement boundary of Kirk Michael. The site is not within a Conservation Area, but does adjoin Kirk Michael Conservation Area to the immediate south-west. - 4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;

Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 5 Design and visual impact

Spatial Policy

• 3 Development within service villages

General Policy

• 2 General Development Considerations

Environment Policy 36 Development adjacent to Conservation Areas 42 Designed to respect the character and identity of the locality

4.5 Residential Design Guide (2021)

This document provides advice on the 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.

- 5.0 REPRESENTATIONS

5.1 Michael Commissioners - no comments received at the time of writing. - 5.2 Highways Services - No Highways Interest (21.07.23)

- 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are as follows:

• - Principle of development (SP3)
• - Design and visual impact (SP5, GP2, EP36, 42)
• - Impact upon neighbouring amenity (GP2, g)

- 6.2 PRINCIPLE

• 6.2.1 The site falls within the settlement boundary of Kirk Michael and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties provided such development would not have an adverse impact on either adjacent properties or the surrounding area in general.

6.3 DESIGN AND VISUAL IMPACT

• 6.3.1 The proposed rear extension is considered to be of a modest scale and wellproportioned to the existing dwelling which would tie in more successfully with the built form and character of the existing dwelling when compared to the existing flat roofed rear extension, whilst facilitating enhanced internal accommodation. The rear extension would not be visible in the context of the principle streetscene, whilst further not being realistically visible

• n public vistas within the adjoining Conservation Area.

• 6.3.2 Therefore, such proposals are not considered to result in a material impact upon the character, appearance and special quality of the adjacent Conservation Area, whilst not materially impacting the character of the immediate streetscene itself. The proposals are therefore considered to be acceptable in this regard, in compliance with General Policy 2 (b) & (c) and Environment Policies 36 and 42.

6.4 NEIGHBOURING AMENITY

• 6.4.1 The proposed rear extension is noted as being of a modest scale and footprint, and therefore is not considered to result in a materially harmful impact upon the amenities of adjacent properties to either side with respect to loss of light, overshadowing or overdominance. No concerns are therefore raised in this respect with the proposals considered to be compliant with General Policy 2 (g).

- 7.0 CONCLUSION

7.1 The proposed development is acceptable in terms of its form, mass and design by providing suitable additions to an existing residential property and as such comply with Strategic Policy 5, Spatial Policy 3, General Policy 2 and Environment Policies 36 and 42 of the Isle of Man Strategic Plan (2016). The application is therefore 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

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: 13.09.2023 Determining officer

Signed : A MORGAN Abigail Morgan Principal Planner

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