Officer Report

Application No.: 16/00616/B Applicant: Mr Neil & Mrs Gemma Joughin Proposal: Erection of a two storey side extension and widening of existing driveway and vehicular access Site Address: 64 Cronk Grianagh Estate Douglas Isle of Man IM4 4RN Case Officer : Miss S E Corlett Photo Taken: 22.06.2016 Site Visit: 22.06.2016 Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing end of terrace of three property which sits on the northern end of the estate of houses known as Cronk Grianagh which all lie to the west of Braddan Road. The application property lies roughly in the centre of the estate but prominent as one passes through it. The dwelling has a sizeable garden to the side (north) of the house and the dwelling itself faces east. THE PROPOSAL - 2.1 Proposed is an extension to the side of the house. The existing dwelling is, like the other properties in the terrace of three, around 4.5m wide and the extension will double this with an additional 0.5m in width. The extension will be set down and back from the existing frontage but follow the same profile and the rear wall will be in line with the existing rear elevation. Like the house, the extension will be finished in brick.

2.2 The extension will come as close as 3.5m to the estate road to the north. The existing single vehicle width driveway is to be widened from 3m to 6m to allow two vehicles to park side by side. - 2.3 The drawings refer to a new garage although none is proposed within the new extension.

PLANNING POLICY

3.1 The site lies within an area designated on the Braddan Local Plan of 1991 as Predominantly Residential and is within an established residential estate.

3.2 As such, the general standards of development set out in the Strategic Plan are applicable as follows:

Paragraph 8.12.1 states "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 states: "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 space 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 adverse effect on road safety or traffic flows on the local highways."

PLANNING HISTORY

4.1 The dwelling has not been subject to any applications following its original approval under PA 02/02137/B. However, other properties in the estate have been extended:

PA 08/00692/B - number 50 PA 04/02154/B - number 75 PA 13/00874/B - number 72 PA 12/00363/B - number 70 PA 10/01272/B - number 62 PA 08/01608/B - number 43 PAs 09/00750/B and 01465/B for number 65 PA 02/01698/B - number 37 PA 06/00966/B - number 68 and PA 04/01293/B - number 61.

4.2 Many of these are smaller (less wide) than is proposed here due in part to availability of land alongside the house.

REPRESENTATIONS 5.1 Department of Infrastructure Highway Services recommend no objection but note that the applicant will require agreement under Section 106 of the Highways Act (22.06.16).

5.2 DEFA Biodiversity Officer advises that the site, along with other dwellings in the estate, is known to host roosts for Leisler's bats which are protected under the Wildlife Act 1990. He raises no objection but requires that a method statement is approved and implemented to protect any bats which may be present, to control the timing of the development and to make provision for appropriate materials to accommodate bats within the extension (29.06.16).

5.3 Braddan Parish Commissioners raise no objection (04.07.16). ASSESSMENT - 6.1 The impacts here will be on the appearance and character of the dwelling itself as well as the estate more generally, the impact on highway safety, particularly in respect of car parking and access.

6.1 Whilst the extension would be perhaps wider than others within the estate, the replication (almost) of the width of the existing dwelling, coupled with the set back and down of the extension is considered to respect the rhythm of the terrace of three albeit only set back by 0.5m compared with the set back of each house from its neighbour by 1.5m. Not all of the properties are symmetrical and whilst it would be preferable to continue the same set back, in view of the variety of houses and their relationships with their neighbours and their own extensions, it is not considered so unacceptable as to warrant refusal of the application for these reasons.

6.2 The extension will bring the property closer to the estate road and to the area of landscaping there and may result in the loss of the fencing but would not appear to result in or necessitate the loss of the landscaping here. If this is to be removed as part of the building work then it should be replaced with suitable alternatives in the interests of the character and appearance of the estate and a condition should be imposed in this respect. Similarly a condition should be attached to protect bats as advised by DEFA.

• PARTY STATUS
• 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, in this case Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

7.2 DEFA Biodiversity Officer is part of the same Department as is the planning authority and as such should not be afforded interested person status in this case.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 04.07.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. No approval is hereby implied or granted to the removal of the existing vegetation at the side of the house although the fence may be removed. If this planting is to be removed as part of the building works, it must be replaced, on completion of the extension, with shrubs of a similar species and coverage or otherwise as approved in writing by the Department. Reason: In the interests of visual amenity.
• C 3. Prior to the commencement of works, a method statement must be approved and implemented so as to protect any bats which may be present, to control the timing of the development and to make provision for appropriate materials to accommodate bats within the extension. Reason: to accord with the provisions of the Wildlife Act and Environment Policy 4.

This approval relates to drawings 02 and 03 received on 27th May, 2016 and 01A received on 7th June, 2016.

I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 19.07.2016 Determining officer

Signed : J CHANCE Jennifer Chance Interim Director of Planning and Building Control

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