Officer Report

Application No.: 17/00455/B Applicant: Mr Ian Hughes & Mrs Katherine Allen Proposal: Erection of a rear extension Site Address: 3 Ballachrink Colby Isle Of Man IM9 4PB Case Officer : Miss S E Corlett Site Visit: 09.05.2017 Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing bungalow within Ballachrink, an estate of 23 units to the west of the Colby Glen Road, north of the Conservation Area. The application property, like its neighbours is a bungalow with living accommodation in the roof, in this case, served by a large flat roofed formed on the rear elevation. - 1.2 The boundary between the application site and number 2 is formed by a significant evergreen hedge which provides privacy for both properties. THE PROPOSAL

2.1 Proposed is the addition of an extension on the rear elevation. This will project out by 5m and will be 3.2m wide. The extension will have a hipped roof which is 3.4m high at the apex and which will be finished in a lightweight roof tile to match the existing as closely as possible. The conservatory will be at closest, 4.8m from the boundary with number 2 to the south. PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South as Residential. As such, the provisions of General Policy 2 are applicable as follows:

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 and (g) does not affect adversely the amenity of local residents or the character of the locality.

PLANNING HISTORY

4.1 A rear porch was added under 84/00346/B. REPRESENTATIONS - 5.1 Highway Services raise no objection to the application (15.05.17). ASSESSMENT - 6.1 In the assessment of the proposal, it is relevant that the structure could be built without planning approval under the terms of The Town and Country Planning (Permitted Development) Order 2012 if the structure were 0.2m less wide or slightly less long. The impact of such a structure

would be almost identical to that of the development now proposed in terms of its appearance and impact on the neighbour.

6.2 The Town and Country Planning (Permitted Development) Order 2012 sets out the types of development which are generally acceptable in most cases and are a good indication of the types of development which can be considered acceptable in most cases. What is proposed here will affect the outlook from number 2 but this is mitigated by the existing rear extensions to the neighbouring property and the boundary hedging which affords significant privacy to both properties. As such, the proposed development will not have an adverse impact on either the appearance of the property or the living conditions of those in adjacent property and the application is recommended for approval. INTERESTED PERSON 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
• (d) Highway Services Division of Department of Infrastructure 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: 22.05.2017 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 the four unnumbered drawings all received on 20th April, 2016.

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: 25.05.2017

Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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