DEC Officer Report

Application No.: 20/00025/B Applicant: Mr David Wormald Proposal: Alterations and erection of a single storey extension to the rear of the property Site Address: Hampton Manor Quines Hill Port Soderick Isle Of Man IM4 1BA Principal Planner: Mr Chris Balmer Photo Taken: 05.02.2020 Site Visit: 05.02.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.02.2020 _________________________________________________________________

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 would be located to the rear of the dwelling, which is well screened, and thus it would have no or little visual impact as viewed by the public and therefore is considered acceptable as it complies with Housing Policy 16.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference number 337-01 all received on 10th January 2020. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Hampton Manor, Quines Hill, Port Soderick located on the south eastern side of the Quines Hill. The site is access via an existing entrance off Quines Hill and is set back approximately 65m from the road ad set within a wooded area.

2.0 THE PROPOSAL - 2.1 The application seeks approval for alterations and erection of a single storey extension to the rear of the property .The extensions to the rear (south east) would measure 10m wide, with a depth of 4.5m and a height of 3.5m. The application includes the replacement of two first floor windows and they be replaced with one large window.

3.0 PLANNING HISTORY - 3.1 There are no previous applications which are considered relevant in the determination of this application.

4.0 PLANNING POLICY - 4.1 The application site is within an area recognised as being an area of "Woodland" under the Braddan Local Plan. Accordingly, the site is not designated for development. The site is not within an area of High Landscape or Coastal Value and Scenic Significance. The site is not within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of the planning application; - 4.3 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 4.4 Environment Policy 3 states: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value." - 4.5 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

4.6 Housing Policy 16 states: "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."

5.0 REPRESENTATIONS - 5.1 Highway Services do not oppose (28.01.2020).

- 6.0 ASSESSMENT

6.1 The principle issue to consider with this application is the potential visual impact of the works to the area and the existing dwelling. - 6.2 The starting point is perhaps to consider Housing Policy 16 given the property is of a nontraditional dwelling, being a more modern property with some "Arts & Craft" elements. This policy restricts development that would increase the impact of the building as viewed by the as viewed by the public. In this case, the proposed extension would be located to the rear of the dwelling, which is already well screened from public views and consequently it would have no or little visual impact as viewed by the public and therefore is considered acceptable.

7.0 CONCLUSION - 7.1 Accordingly, the proposal complies with the wording of HP16, and also the resulting development would not harm the character and quality of the landscape complying with Environment Policy 1 of the Isle of Man Strategic Plan. It is recommended that the application be approved.

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 the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 24.02.2020 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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