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                                      20/00923/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00923/B Applicant : Dandara Homes Limited Proposal : Erection of three dwellings (amendment to PA 19/00137/B) Site Address : 11 , 12 & 13 Mylchreest Drive (plots A47, A48 & A49) Reayrt Mie Ballasalla Isle Of Man IM9 2BB

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

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 12.10.2020 __

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 application complies with General Policy 2 (b, c, g, h and i) and the principles of the Residential Design Guide 2019.

Plans/Drawings/Information;

This application relates to drawing numbers 311.A47(1) and 311.A47(2) both date stamped and received 12/08/2020.

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Interested Person Status - Additional Persons

None __

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                                      20/00923/B                                     Page  2  of  4

Officer’s Report

THE SITE 1.1 The site is the extent of three plots located within phase 1 of the recently approved Reayrt Mie residential estate in Ballasalla approved under PA 19/00137/B. The three plots are located on the western side nearest the Steam Railway Line and the small estate of Ballabridson.

1.2 Approved on the plots are three 'hawthorn' bungalows each with three bedrooms and an attached garage and off road parking to one side and an optional sunroom extension at the rear. There is a small inlet between the rear of the sunroom and the rear of the garage.

THE PROPOSAL 2.1 Proposed is the modification of each bungalow to reposition the rear sunroom and extend the rear garage and utility so as remove the inlet. In turn there are internal reconfigurations and a number of alterations to existing window sizes and positions and the installation of a new pedestrian door into the back of the garage. There are no changes to the off road parking or driveway.

PLANNING HISTORY 3.1 The estate was originally approved under 19/00137/B. There have been no others applications relevant to this site.

PLANNING POLICY 4.1 The site lies within an area designated on the Area Plan for the South 2013 as 'proposed residential', given the commencement of 19/00137/B and the nature of the proposed works it is most relevant to consider General Policy 2 of the Isle of Man Strategic Plan 2016 and sections 4.0 and 7.0 of the Residential Design Guide 2019 (RDG 2019) covering visual and neighbouring amenity impacts along with good neighbourliness in the assessment of the current proposal:

4.2 General Policy 2 states (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 and (i) does not have an unacceptable effect on road safety or traffic flows on the local highways."

4.3 RDG 2019 - Section 4.2: SINGLE STOREY REAR EXTENSION "4.2.1 In relation to single storey extensions to the rear of the dwelling, generally the main issues relate to potential loss of light and/or overbearing impact upon the outlook of neighbouring properties. Extensions to terraced or semi-detached properties can have the potential for the greatest concern. With either type of property the depth (i.e. rear projection) of an extension and the position (near the shared boundary) are key in ensuring any such extension does not impinge on the amenities of neighbouring properties."

"4.2.2 A "tunnelling effect" can be caused where windows are set back behind extensions projecting out either side. Ensuring an extension does not project too far from the rear of the

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                                      20/00923/B                                     Page  3  of  4

house and/or setting an extension in from the boundary can help reduce problems of loss of daylight."

"4.2.3 The acceptability of the length/depth of a single storey extension will depend on the positioning and size of neighbouring properties. For terraced houses and narrower semi- detached properties, single storey extensions are unlikely to be supported where they project more than 3 metres from the back of the house."

4.4 RDG 2019 - Section 7.4: OVERBEARING IMPACT UPON OUTLOOK "7.4.1 Any development should ensure that existing residents can enjoy appropriate levels of comfort and enjoyment of their properties without their outlooks being impacted by an overbearing building/structure. The positioning, design and scale of an extension/new build dwellings should not be dominant or have an adverse impact on the primary windows of a primary habitable room or on the private garden that may be present in a neighbouring property. It is normally possible to avoid overlooking with careful design and by following the guidance set out within this document. The impact on a private garden may include consideration of the overall size of the garden and whether only a small part of it is likely to be impacted on detrimentally."

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 (02/09/2020).

5.2 Department of Infrastructure Highway Services - Do not oppose (28/08/2020).

5.3 No comments received from neighbouring properties.

ASSESSMENT 6.1 The proposal will result in a slight modification to each of the three dwellings; the existing sites are all capable of accommodating the proposed alterations and extensions without any overbearing impact on the neighbouring properties and without compromise to their general outlook or amenity. The overall roof-scape will be unified as a result of the proposal and the design and finish remain in keeping with the surrounding estate. Parking on the driveway remains unchanged while the extension to the garage will provide a slightly longer internal car parking space to the benefit of any occupant.

CONCLUSION 7.1 The application is considered to accord with the relevant parts of General Policy 2 and the Residential Design Guide 2019 and is recommended for approval.

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.

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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: 12.10.2020

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.