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                                      20/00622/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00622/B Applicant : Jill And Andrew Finch Proposal : Replacement of existing utility room and conservatory with new single storey extension within rear yard. Site Address : 7 The Crescent Derbyhaven Isle Of Man IM9 1TX

Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 13.08.2020 __

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.

C 2. Notwithstanding the detail shown in drawing number 1538.2, there shall be no installation of a flue as part of the application.

Reason: The flue was not included in the application form or advertised accordingly, any installation of a flue would require being assessed as part of a separate application.

This application has been recommended for approval for the following reason. Subject to the condition revoking installation of the flue, the application is considered accord with Landscape Proposal 26 of the Area Plan for the South 2013, General Policy 2 of the IOM Strategic Plan 2016, and with the principles of the Residential Design Guidance 2019.

Plans/Drawings/Information;

This application relates to drawing numbers 1538.1 and 1538.2 and site location plan all date stamped and received 15/06/2020.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE

1.1 The application site is the residential curtilage of 7 The Crescent, Derbyhaven, a two storey end terraced dwelling. At the rear the property has a two storey outrigger adjoining which are two smaller single storey lean-to extensions part of which is glazed, and a small walled rear yard leading to the rear lane and shared parking area that runs behind the back of all the properties along The Crescent.

2.0 PROPOSAL

2.1 Approval is sought for the reconfiguration of the rear single storey extensions to facilitate internal alterations on the ground floor. The works will result in an full masonry rear lean-to no taller than the existing masonry lean-to and installed with 5 rooflights and bi-folding doors opening into the rear yard.

2.2 A flue is shown as being installed on the roof, however has not been included in the description of the application. Following discussion with the agent this is to be removed from the scheme and a suitably worded condition added accordingly.

3.0 PLANNING HISTORY

3.1 There have been 2 previous planning applications for the site, PA 00/01460/B for the installation of UPVC windows and door to the front elevation to replace the existing, and PA 94/01781/B for internal and external alterations that consisted of the extension and re-roofing of the existing conservatory and amending internal walls to form wider openings of the kitchen area. Both applications were approved.

3.2 More recently in 2016 approval was granted for the replacement of the rear conservatory with a new single storey lean-to, the installation of a window and the repositioning of the rear pedestrian access. It does not appear from the current plans that any of the work have been undertaken, and the 4 year implementation period has now expired (11/08/2020).

4.0 PLANNING POLICY

4.1 The application site is part of a cluster of dwellings situated within an area designated as 'predominantly residential' on the Area Plan for the South 2013.

4.2 Landscape Proposal 26: "The character of the compact group at Derbyhaven arises largely from the setting between the foreshore and the green space of the airport and the golf course. Since the buildings are of mixed age, form, and style, there is no need to adopt prescriptive guidelines for extensions, but it is important to maintain the general coastal character as viewed on the approach from Castletown and from the pleasant green areas adjoining the bay."

4.3 Derbyhaven sits within the Landscape Character area E11 that seeks, in terms of Langness, to resist any development that would detract from the unspoilt character and appearance of the rugged coast or from the sense of openness in the area; protect the

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tranquil, rural character of the area with its open views; sensitively locate new buildings and avoid the physical or visual amalgamation of roadside housing.

4.4 Derbyhaven is identified as a Group of Houses in the Countryside and was selected for further study, the assessment of which concluded that the group of houses is not sustainable, there is little or no scope for infilling and that Derbyhaven is not far enough from Castletown for there to be a valid argument for local housing need and consequently additional dwellings not proposed. The Area Plan indicates however that some areas have been shaded pink to reflect their residential character but clarifies that 'this shading does not imply that proposals for additional dwellings or other development will be supported; such applications will be judged on their merits.' Recently there have been discussions about the principle of new residential development being subject to assessment against Housing Policy 14 given the recognition as a 'group of houses in the countryside', however in this case given the established residential nature of the site and the works being an extension to that dwelling it would be most relevant to consider the aforementioned Landscape Proposal 26 of the APS2013, General Policy 2 of the IOM Strategic Plan 2016 and section 7.0 of the Residential Design Guide.

5.0 REPRESENTATIONS

Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Malew Parish Commissioners - no objection (05/08/2020).

5.2 The Department of Infrastructure Highway Services - No highways interest (09/07/2020)

5.3 No comments received from neighbouring properties.

6.0 ASSESSMENT

6.1 The works result in the reconfiguration of existing extensions to facilitate internal changes, the works are to be contained within the existing boundary walls and are not expected to result in any new impacts on the amenity of the neighbours beyond the existing arrangement of the extensions. The works are not readily visible and are not expected to result in any changes to the general coastal character nor to the appearance of the streetscene.

6.2 As per 2.2 the removal of the flue by condition is appropriate as its installation has not been fully consulted on and its installation would need to form part of a separate application and assessed accordingly in terms of its impact on adjacent neighbouring amenity.

CONCLUSION

7.1 Subject to the condition revoking installation of the flue, the application is considered accord with Landscape Proposal 26 of the Area Plan for the South 2013, General Policy 2 of the IOM Strategic Plan 2016, and with the principles of the Residential Design Guide 2019.

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;

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(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.

Decision Made : Permitted

Date: 14.08.2020

Determining officer Signed : S CORLETT Sarah Corlett

Principal Planner

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.