Officer Report

Application No.: 17/00509/B Applicant: Mr Carl & Mrs Penny Jewison Proposal: Erection of an extension Site Address: West Loughan Jurby East Isle of Man IM7 3EZ Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of West Loughan, a single storey traditional Manx dwelling located within Jurby East and on the northern side of the B3 Road.

2.0 THE PROPOSAL - 2.1 This planning application seeks approval for the erection of an extension to the rear elevation. The side extension would have a width of 7.6 metres, a depth of 4 metres and a ridge height of 4.6 metres. The proposal would sit on the footings of a previously approved conservatory (06/01599/b) which has been constructed up to dcp level. Also proposed is an extension of the main pitched roof over an area of currently flat roofing in the centre of the building.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a number of previous planning applications; however, only the following are considered relevant in the determination of this application: - 3.2 Construction of a porch/sun room extension on north elevation - 06/01599/B - APPROVED - 3.3 Erection of a conservatory to rear elevation (Amendment to approved 04/02231) 05/01941/B - APPROVED - 3.4 Erection of new uPVC conservatory with stone clad walls to new extension - 04/02231/B APPROVED

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area not designated for development under the Isle of Man Development Plan. The site is not within an Area of High Landscape or Coastal Value and Scenic Significance or within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application: - 4.3 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10)
• b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11)

• c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment
• d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14)
• e) location-dependant development in connection with the working of minerals or the provision of necessary services;
• f) building and engineering operations which are essential for the conduct of agriculture or forestry
• g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative and
• h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

4.4 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 4.5 Housing Policy 15 states: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."

5.0 REPRESENTATIONS - 5.1 Jurby Parish Commissioners indicate that they do not oppose the application (02.06.17) and Highway Services have no objection (31.05.17).

6.0 ASSESSMENT - 6.1 The principal issues to consider in the assessment of the application are; the principle of the extensions; the impact upon the character and appearance of the property; the percentage increase in terms of floor area; and the impact upon the character and appearance of the area in general. - 6.2 The existing property on the site is not especially apparent from pubic views, given the front roadside boundary walling/landscaping in the surrounding area and given the dwelling is setback 30m+ from to closest public highway (B3). However, merely arguing that development is not wholly visible from public views, does not give an automatic justification for the relaxation of policies relating to new development. - 6.3 In terms of Housing Policy 15 this states that extensions will normally only be approved where these respect the proportion, form and appearance of the existing property and only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space.

6.6 In terms of the size of the extension the proposal has a floor area of 31 square metres. This equates to a percentage increase of 21% (141.5+31=172.5 sqm) once the extension are completed. Accordingly, this proposal does not go beyond the generally permitted 50% threshold. However, further consideration should be taken, including the design and appearance of the proposed extension and whether the works would be appropriate for the character and appearance of existing dwelling and the countryside setting. - 6.7 The design of the extension in terms of its proportion and form are of a traditional appearance, with a gable ended extension to the original dwelling. The inclusion of the two windows to the rear elevation which have a more horizontal proportion are not a Manx traditional feature, albeit it is considered the proposal is a vast improvement on the previously approved and

commenced conservatory extension (06/01599/B). It is considered the proportion, form, design, scale and finish would be appropriate and in keeping with the traditional property and therefore considered to comply with Housing Policy 15 and Environment Policies 1 of the IOM Strategic Plan.

7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

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: 05.06.2017 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.

This approval relates to drawing reference numbers 01, 01A, 1715-PL03 and 1715-PL05 all received on 10th May 2017.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 12.06.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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