122886

==== PAGE 1 ====

                                      20/00578/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00578/B Applicant : Mr & Mrs Roger Smith Proposal : alterations and erection of ground and first floor extensions Site Address : Claddagh Farm Sulby Bridge Sulby Isle Of Man IM7 2EZ

Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 06.08.2020 __

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. This planning application is recommended for approval as it would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties and would comply with the planning policies of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to drawings referenced; 01, 02, 03, 04, 05 all date stamped received on 5 June 2020.

__

Interested Person Status - Additional Persons

None

__

==== PAGE 2 ====

                                      20/00578/B                                     Page  2  of  4

Officer’s Report

1.0 THE SITE 1.1 The application forms the residential curtilage of Claddagh Farm, Sulby Bridge, Sulby. The dwellinghouse is detached with a private driveway which extends more than 150m into the centre of the farm. The main dwellinghouse is a modern two stories high and of typical Vernacular of properties in the countryside with its window proportions and projecting front gable, with the later addition of a side and rear extensions at single storey. The property sits within a rural area with its own curtilage.

2.0 THE PROPOSAL 2.1 Proposed are a series of alterations to the external appearance of the dwellinghouse and to provide a side (south) single storey extension approx. 5.4m x 6.0m with a projecting canopy roof. This would allow the conversion of a living room to an office and the extension would become the living room.

2.2 Also proposed is a first floor extension at the rear (East) above an existing single storey extension / raised patio area (4.6m x 4.2m). This would allow a revised layout of the bedroom to extend over the flat roof terrace with a projecting roof canopy.

2.3 The application site sits with a flood risk area as identified on the MUA's Indicative Flood map for Sulby River. This map identifies the extents of river flooding within the catchment area. As such the application is supported by a flood risk statement, highlighting the current situation, the location of the river some 80m away, the current floor levels of the property, intervention works from the MUA to the Sulby River in 2006. The applicants have also noted a detailed list of designed flood mitigation measures to be adopted in the build and best practice guides.

3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area recognised as being an area of 'white land and woodland' not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.

3.2 In terms of the Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application:

3.3 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.

3.4 Environment Policy 1: 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.

3.5 Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the

==== PAGE 3 ====

                                      20/00578/B                                     Page  3  of  4

character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential.

3.6 Environment Policy 10: Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4.

3.7 Other Material Considerations The Department has recently published the Residential Design Guidance (March 2019) which 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 property. This includes specific guidance on rear and side extensions in Section 4.0 titled; Types of House Holder Extension.

4.0 PLANNING HISTORY 4.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

5.0 REPRESENTATIONS 5.1 Lezayre Parish Commissioners were written to on the 19/06/20 and at the time of writing no comments have been received. 5.2 Highways Services have commented (30/06/20) with no objection. 5.3 The MUA Drainage and Electric were contacted on the (10.07.20) and at the time of writing no comments were received.

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the visual impact on the character and appearance of the existing dwelling (ii) the level of impact on the countryside in general and the Area of High Landscape Value (EP1&2 & 14). (iii) The potential for Flood Risk, (EP10)

6.2 (i) The Visual Impact The proposed two extensions to the property are of a scale that would be considered to be proportionate to the main dwellinghouse and of a subordinate size and when finished to match the materials used on the main building would not be considered detrimental to its character and appearance. In this case the proposal is deemed to respect the proportion, form and appearance of the existing property and is in compliance with RDG19.

6.3 (ii) The impact on the Countryside The detached property sits in a remote private part of the countryside, not immediately visible from the highway, if at all given the topography and landscape in this part of Sulby. The side extension on the south elevation would not be encroaching out any further than the designated residential curtilage and at single storey height would be in keeping with the property adding a degree of symmetry when viewed from the front (West) Elevation.

6.4 The first floor extension would be built above the existing built form and its ridge height would not be any higher than the ridge of the dwellinghouse. It is not considered either of the proposed extensions would be detrimental to the appearance or character and any views would be read in the context of an existing residential building in the countryside. It is considered the proposed development would not have a harmful impact on the character and appearance of the site or the surrounding area in general in accordance with (EP1&2 & 14).

==== PAGE 4 ====

                                      20/00578/B                                     Page  4  of  4

(iii) The potential for Flood Risk. 6.5 With regard to the flooding aspect, the application was accompanied with flood risk statement with specific identified flood mitigation measures. In this instance, it is noted that the current dwellinghouse could be at risk from flooding from the river but given the flood prevention measures installed by the IoM Government in 2006, this should alleviate the risk and harm causes from river flooding occurring again to the properties in the wider vicinity. Nevertheless, the comments from the agent are noted and they would appear to be in accordance with EP10, where they have taken a pragmatic design approach to the flood risk by the positioning of electrical sockets, ground floor finishes to be of a water resistance material, walls rendered rather than plasterboard, flood barriers to external doors and low level opening windows, air brick covers to existing and proposed airbricks.

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, the Residential Design Guide 2019 and is 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 06.08.2020

Determining officer Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.