DEC Officer Report

Application No.: 20/00855/B Applicant: Miss Jane Evans Proposal: Erection of first floor extension above garage Site Address: 2 Cardle Cottages Corony Ramsey Isle Of Man IM7 1ES Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.09.2020 _________________________________________________________________

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. It is concluded that the planning application is in accordance with Environment Policy 2 and General Policy 2 of the Isle of Man Strategic Plan 2016 and Residential Design Guide 2019

Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers 01 and 02 all received 31st July 2020. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of 2 Cardle cottages, Corony, Ramsey a two storey semi-detached dwellinghouse located to the north of the Highway.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of first floor extension above garage.

3.0 PLANNING HISTORY - 3.1 The previous planning applications are considered to be specifically material in the assessment of the current application: - 3.2 Erection of an attached garage to replace existing detached garage - 14/00153/B APPROVED - 3.3 Erection of conservatory - 08/00443/B - APPROVED

4.0 DEVELOPMENT PLAN POLICIES - 4.1 In terms of local plan policy, the site lies within an area designated as white land or open countryside and in an Area of High Landscape or Coastal Value and Scenic Significance in the Isle of Man Development Scheme (Development Plan) Order 1982. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policy that is considered materially relevant to the assessment of this current planning application. As the site is not zoned for development, General Policy 3 would be applicable, however the proposal is to works to an existing residential property, as such it is pertinent to consider: - 4.3 Environment Policy 2 states: "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 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."

4.2 General Policy 2 is also relevant. It reads (in part): 'Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not affect adversely the character of the surrounding landscape or townscape;

(g) does not affect adversely the amenity of local residents or the character of the locality;
(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways.'

4.3 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." - 4.4 Residential Design Guide (July 2019).

5.0 CONSULTATIONS 5.1 Highway Services comment there is no highway interest (19.08.2020).

6.0 ASSESSMENT - 6.1 The main issues to consider in the assessment of the application is potential impacts upon the character and appearance of the street scene/countryside Potential impacts upon the character and appearance of the street scene/ countryside

6.1 The application is perhaps unusual, given the site its designated for development, albeit it sites clearly within a well-established settlement of Corony. The property is a 1930 styled semidetached property and the proposed first floor extension above the existing garage in terms of its proportion, form, scale and design are in keeping. Accordingly it is considered to be an acceptable form of development in this respect. It could be argued that the proposal would be contrary to HP16 as it would increase the impact of the building as viewed by the public. However, when the proposal and the site is viewed in context of the Corony settlement, it is considered it would be very difficult to justify a refusal for the proposal. The proposal does also not harm the character and quality of the landscape. - 7.0 CONCLUSION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and 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 : 10.09.2020 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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DEC Officer Report

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