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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/01253/B Applicant : Mr P & Mrs C Clucas Proposal : Alterations and erection of first floor extension Site Address : Dhoor House Andreas Road Dhoor Ramsey Isle Of Man IM7 4ED

Principal Planner: Mr Chris Balmer Photo Taken : 26.11.2019 Site Visit : 26.11.2019 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.12.2019 __

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.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers P10-01, P10-02 and P 10-03 all received on 8th November 2019. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of an existing dwelling known as Dhoor House, Dhoor Lane, located to the east of Ramsey Road as it travels north out of the town; the site is irregularly shaped and for some considerable length bounds a public highway, albeit that views of the site itself are only readily available from the S-bend on Dhoor Lane.

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1.2 The dwelling is neatly proportioned to its front elevation, and has a complimentary pair of single storey side extensions, but a number of historic alterations and extensions mean it could not be considered to represent traditional Manx vernacular. It is fairly well-screened from the highway by mature trees and hedging, which also characterise the settlement of Dhoor to a quite significant degree; albeit, a total of five trees have recently been removed along the boundary of the site and therefore is more apparent than before the removal of the trees. The dwelling has a detached garage to the rear that is only visible through the hedging.

2.0 THE PROPOSAL 2.1 The application seeks approval for alterations and erection of first floor extension to the eastern gable end wall of the dwelling.

3.0 PLANNING HISTORY 3.1 Although the site has been the subject of several applications, only the following are considered relevant in the determination of this application:

3.2 Demolition of existing flat roof garage and erection of a replacement garage with living accommodation over and link - 15/00639/B - APPROVED

3.3 Alterations, extension and erection of a chimney stack - 08/00448/B - APPROVED

4.0 PLANNING POLICY 4.1 The application site is within an area recognised as being an area of 'woodland' not zoned for development under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor is the site within an area zoned as High Landscape or Coastal Value and Scenic Significance.

4.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-

4.3 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."

4.4 In view of this, and in view of the fact that the dwelling is not Manx 'traditional', the assessment of the proposal must reflect Housing Policy 16 of the Strategic Plan. It states: "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."

5.0 REPRESENTATIONS 5.1 Lezayre Parish Commissioners recommended the application be approved. (received on 06.12.2019).

5.2 Highway Services do not objection (29.11.2019).

6.0 ASSESSMENT 6.1 As noted, the dwelling itself is not readily apparent from public viewpoints, with the extension is form the Junction of Andreas road with the Dhoor lane, where views between the existing landscaping can be observed. Also as noted, Dhoor House is well-proportioned to its front elevation, and while the proposal would result in a modest increase in mass (not footprint), the extension is well designed and well-proportioned both from the front elevation

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and to the rear which has a cat slide roof design. Overall, it is considered the proposal would be supported by Housing Policy 16 and meet the aims of Environment Policy 1 which seeks the development does not adversely affect the countryside, this proposal would not.

7.0 CONCLUSION 7.1 Overall, it is considered the proposal would comply with the relevant planning policies of the Isle of Man Strategic Plan and recommended for an approval.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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.

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 6(4) 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: 24.12.2019

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

Customer note

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