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                                      18/00478/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00478/B Applicant : Mrs Carole Berry Proposal : Alterations and erection of a two storey rear extension Site Address : Edd Beg (formally Toms Cottage) Kerrowkeil Road Grenaby Ballasalla Isle of Man IM9 3BB

Case Officer : Miss S E Corlett Photo Taken :

Site Visit : 21.06.2018 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 22.06.2018 __

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information:

This decision relates to drawings 1, 2, 3 and 4 all received on 9th May, 2018.

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Interested Person Status - Additional Persons

none __

Officer’s Report

THE SITE 1.1 The site is the residential curtilage of an existing cottage which sits on the western side of the Kerrowkeil Road (B41) which links the Corlea Road (B39) to the Grenaby Road (B40) to the south. The property is a partly stone faced bungalow with accommodation within the roof. The stonework gives the impression of an older, interesting building but the detailing - the central

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                                      18/00478/B                                     Page  2  of  3

short chimney stack, the horizontally proportioned windows, the rendered walling and prominent flue and soil vent pipe and modern flat roofed sun room on the rear lead to an overall character of a more modern dwelling. The property sits with its side gable to the road with the boundary formed by a stone wall and higher hedging to the north, with a view into the site over the wall and hedge and through the gated vehicular entrance.

1.2 The property is visible from the north where its roof can be seen and closer to the property the north east, south east and south western elevations are clearly visible over the lower wall. In summer - ie currently - the height of the roadside hedges screens much of the property from the more distant view.

THE PROPOSAL 2.1 Proposed is a rear extension to the property. This will be at the height of the main ridge and will remove the existing lean to and flat roofed extensions at the rear. The north eastern elevation will feature a gable facing towards the oncoming traffic which is travelling down the road, with a large first floor window whose upper part follows the profile of the pitch of the roof of the extension. The other elevations have roofing at first floor level with a range of horizontally proportioned windows.

2.2 The walling is to be finished in through coloured render, in a grey colour to match the stonework with the existing render re-finished to match this. Both sides of the extension roof will include a large section of single rooflight and images have been provided to illustrate this on other buildings. Additional rooflights are to be installed elsewhere on the existing and proposed roofs: those proposed in the existing roofing will be smaller, conservation type lights and the two proposed in the new roofing will be larger, modern lights.

2.3 A set of patio doors are to be installed in the front elevation. A small section of flat roofed extension is also proposed.

2.4 The new accommodation will be a living room at ground floor level and an additional bedroom and a landing, upstairs. The new accommodation, including the additional internal space provided from the new flooring in the current void space, is 49% greater than the existing.

PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South (2013) as not for any particular purpose and with no additional constraints. As such, there is a general presumption against development as set out in General Policy 3 and the countryside is protected for its own sake under Environment Policy 1. There is, however, provision for the extension of non- traditional properties such as this as set out in Housing Policy 16:

"The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."

PLANNING HISTORY 4.1 There are no planning applications that have been submitted in recent times.

REPRESENTATIONS 5.1 Malew Parish Commissioners indicate that they have no objection to the application (30.05.18).

5.2 Highway Services indicate that there is no highway interest in the application (04.06.18).

ASSESSMENT

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                                      18/00478/B                                     Page  3  of  3

6.1 The issue here is whether the proposed extension and changes will result in an increased visual impact of the building from a public perspective.

6.2 If the rendered sections of the existing and proposed walling is coloured in a dark grey, then the impact of the extension will be reduced and the overall impact will be modest, the greatest potential impact coming from the large first floor window in the new north east facing gable which will be visible as one approaches the site from the north but this view is significantly screened by existing roadside hedging.

CONCLUSION 7.1 The overall impact is one of limited change and no significant increase and as such the proposal is considered to accord with HP16 and is supported.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) who should be given Interested Person Status.

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I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 27.06.2018

Determining officer

Signed : C BALMER

Chris Balmer

Senior Planning Officer

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