DEC Officer Report

Application No.: 19/00738/B Applicant: Ms Wendy Lewis Proposal: Erection of a first floor extension to rear elevation Site Address: 2 Wesley Terrace Ballasalla Isle Of Man IM9 2DB Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.08.2019 _________________________________________________________________

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 decision relates to drawings 101, 102A and 100 all received on 2nd July, 2019. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling which sits facing onto the A7 between the Whitestone Hotel and the Post Office within the village of Ballasalla. The property is a traditional two storey terraced dwelling and at the rear there is a single storey flat roofed annex which projects out 4.2m into the rear yard and is 3.45m in width. The extension sits

• 150mm from the boundary with number 3, to the south and 1.25m from the boundary with number 1, to the north.
• 1.2 Number 3 has a single storey flat roofed annex which is built on the boundary with the application property.
• 1.3 Planning approval was refused for a rear extension which would have been flat roofed (19/00357/B). This was refused for reasons relating to its poor appearance as viewed from the rear (the school) and its impact on the light and outlook on and to the two properties either side. THE PROPOSAL

2.1 Proposed is a two storey extension whose eaves is lower than that proposed previously, sitting below the eaves of the main house and fitted with a hipped, tiled roof to match the main house. The elevations facing the school and numbers 1 and 3 will have no windows and the hip facing number 1 will have a rooflight contained within it. PLANNING POLICY - 3.1 The site lies within an area designated as residential on the Area Plan for the South (2013). As such, the proposal should be considered in respect of the following parts of the Strategic Plan:

General Policy 2: "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".

"8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use 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."

3.2 The Department has recently published guidance on the design of residential development, providing advice on how new development should appear and how to assess the impact of this on the living conditions of those in adjacent properties. PLANNING HISTORY - 4.1 The most relevant previous application is referred to in 1.3 above. REPRESENTATIONS - 5.1 Highway Services confirm that there is no highway interest in the application (22nd July, 2019). ASSESSMENT - 6.1 The issues in this case are whether the development has any adverse impact on the character and appearance of the area, particularly as viewed from the grounds of the school, to the rear and on the living conditions of those in 1 and 3, Wesley Terrace. The fact that both neighbours have been contacted and neither has responded is taken as an indication that neither has any objection to the application.

6.2 The applicant has attempted to resolve and address the reasons for refusal from the earlier application and what is now proposed now has an acceptable visual impact and is lower than previously proposed. The extension will intrude into the outlook from the first floor windows of both adjacent properties using the 45 degree guidance in the RDG but now at a level where eyeline is more level with the eaves as viewed from number 1 and the nearest window in number 3 is already just above the level of the existing flat roof. CONCLUSION - 7.1 The extension will affect the outlook from the rear windows of numbers 1 and 3, Wesley Terrace but not to an extent which justifies refusal of the application. The application is therefore supported. 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 12.08.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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