125191

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                                      20/00870/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00870/B Applicant : Mr & Mrs Dan Mabbott Proposal : Re roofing of flat roof of rear outlet and installation of rear bi- folding doors Site Address : Sekondi 12 Victoria Road Castletown Isle Of Man IM9 1EW

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 09.09.2020 __

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. The works are considered to accord with General Policy 2 of the Strategic Plan and the Residential Design Guidance

Plans/Drawings/Information; This decision relates to drawings 1548-1, 1548-2 and the location plan all received on 3rd August, 2020. __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE 1.1 The site is the residential curtilage of a semi-detached house which sits on the south eastern side of Victoria Road between School Lane and Elizabeth Rise.

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                                      20/00870/B                                     Page  2  of  3

1.2 The house is two storied with a hipped roof and at the rear is a flat roofed extension which is attached to a similar structure at the rear of number 14 alongside as well as a further flat roofed annex which sits alongside and attached to the existing flat roofed garage. The garage to the south west which is very close and which is associated with number 10, has a pitched roof.

THE PROPOSAL 2.1 Proposed is the increase in height of the existing rear annex by approximately 600mm and the installation of bifold doors of a width of 4m with the remainder of the rear elevation of the single storey annex in render to match that on the main house. A small (500mm by 500mm) rooflight is to be installed which projects above the roof by approximately 250mm.

PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South as Residential. As such, the following parts of the Strategic Plan are relevant:

8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.

General Policy 2: "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".

3.3 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.

3.4 The site lies within a recognised tidal flood high risk zone. As such it is important that the development does not increase the risk of flooding to the property or others (Environment Policies 10 and 13).

PLANNING HISTORY 4.1 The rear storm porch was added under 89/04150/B.

REPRESENTATIONS 5.1 HIghway Services have no highway interest in the application (19.08.20).

ASSESSMENT 6.1 The issues in this case are whether the proposed works would have any adverse impact on the living conditions of those in neighbouring property, particularly number 14 and also whether the works would have any adverse impact on the character and appearance of the Area, noting that the site lies outside of the adopted Conservation Area for Castletown.

Living conditions of neighbours

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                                      20/00870/B                                     Page  3  of  3

6.2 Whilst the works increase the height of the rear annex, it is not significantly higher than that of the neighbouring property and as such, has a very limited, if any impact on the outlook and light from the neighbouring property.

Appearance 6.3 Similar to the above, whilst the works would differentiate the roof of the application property's rear elevation from that of the neighbouring property, this is not publicly visible and the presently continuous roof of the two annexes is not considered to be a particularly important feature of the character of the property. Whilst flat roofs are generally discouraged (RDG) the existing roof is also flat and what is proposed does not change this significantly.

Flooding 6.4 Whilst in a high tidal flood risk zone, the works will not change the footprint of the building nor its use so this is not considered to be an issue in this case and there are already two unprotected doors in the dwelling (front and rear).

CONCLUSION 7.1 The works are considered to accord with General Policy 2 of the Strategic Plan and the Residential Design Guidance and is supported.

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 in Article 4(2) 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

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.