175073

==== PAGE 1 ====

                                      19/00270/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00270/B Applicant : Mr Andrew & Mrs Anne Roberts Proposal : Alterations, demolition of existing conservatory and erection of a two storey extension Site Address : Spindrift Pooilvaaish Road Castletown Isle Of Man IM9 4PJ

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 23.04.2019 __

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.

N 1. The applicant should be aware of the adjacent ASSI and ensure that no works damage this sensitive ecological area nor species protected by the Wildlife Act 1990.

Plans/Drawings/Information;

This decision relates to drawings 1805-102A, 1805-100A and 1805-101A all received on 11th March, 2019.

__

Interested Person Status - Additional Persons

none __

==== PAGE 2 ====

                                      19/00270/B                                     Page  2  of  4

Officer’s Report

THE SITE 1.1 The site is the residential curtilage of Spindrift, an existing, detached dwelling situated on the coastal side of the Poyllvaaish Road which links Fisher's Hill with the A5 at Balladoole Farm. The house is a distinctive one with elements of a lighthouse-style feature sitting within a group of attached structures. The building is visible from both the Poyllvaaish Road and the A5, from the latter point only the highest point of the building is visible.

THE PROPOSAL 2.1 Proposed is the upward extension of the conservatory which sits to the north west of the tall lighthouse feature. This work incorporates the reconstruction of approximately 1.5m of the existing garage and the cladding of the north western elevation including that part of the existing garage in weatherboarding (synthetic timber or uPVC). The upper floor of the conservatory will have an external walkway (not unlike that found on a lighthouse) with a galvanised and painted steel balustrade and supported by brackets in the same material and a metal or GRP balcony fascia above the brackets.

2.2 The new first floor accommodation will be a bedroom.

2.3 The existing floor area is around 400 sq m. The proposed extension will add a further 65 sq m (16%).

PLANNING POLICY 3.1 The site lies within an area not designated for development on the Area Plan for the South (2013). The draft Landscape Character Assessment which was included within the Area Plan contains the following references which are considered relevant to the consideration of the current application:

"Bay ny Carrickey (E9) The overall strategy is to conserve the character, quality and distinctiveness of the tranquil and coastal area with its rich ecological habitats, open and expansive panoramic views, sites of archaeological importance and to conserve the coastal setting of Port St. Mary. Key Views Extensive, panoramic views from Raad ny Foillan across the sweeping and ever- changing seascape to the south.

Open views across the bay, with distant sense of enclosure provided by headlands to the east and west.

Open views across adjacent Undulating Lowland Plain to the north."

"3.20 Implications of the Landscape Character Assessment Landscape Type: Uplands, Incised Slopes, Undulating Lowland Plain Landscape Area: E9 (Bay- ny-Carrickey), A2 (Southern Uplands), D14 (Ballamodha, Earystane and St Mark's), F8 (Poyll Vaaish and Scarlett Peninsula)

i. To protect the tranquil, rural character of the area with its open views."

3.2 The Strategic Plan presumes against development in such areas and particularly that which would adversely affect the character of the countryside - EPs 1 and 2 and GP3. Provision is made for the extension of non-traditional dwellings under Housing Policy 16 as follows:

Housing Policy 16: 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.

==== PAGE 3 ====

                                      19/00270/B                                     Page  3  of  4

PLANNING HISTORY 4.1 Planning approval has been granted for a range of alterations and extensions to this property and most recently an array of ground mounted solar panels (18/00453/B).

4.2 Planning approval was also granted under 16/00342/B for alterations including the increase in height of the garage, creating two storeys of accommodation here but leaving the conservatory as is.

REPRESENTATIONS 5.1 Rushen Parish Commissioners have no objection (03.04.19)

5.2 DEFA Ecosystems Policy Office expresses no objection to the application itself but warns against potential damage to the adjacent ASSI on the other side of the road (12.04.19).

ASSESSMENT 6.1 The issue in this case is whether the proposed extension will increase the impact of the dwelling in the countryside.

6.2 It will inevitably increase the mass of the property but not necessarily increase its impact as this is already an eye-catching property which has been designed to be seen and to have an impact, albeit one associated with a coastal location. The proposed extension will not be as high as the main part of the house and will provide a step down to the ridge of the garage which overall, improves the appearance of the property. The increase in mass will be discernible from the Poyllvaaish Road but not the A5.

CONCLUSION 7.1 The proposed extension is considered to accord with HP16 in that it will not increase the impact of the property as viewed by the public.

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.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

__

==== PAGE 4 ====

                                      19/00270/B                                     Page  4  of  4

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 01.05.2019

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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.