178028

==== PAGE 1 ====

                                      19/01013/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/01013/B Applicant : Mrs Margaret Baxter Proposal : Alterations and installation of dormer to front elevation Site Address : The Nab Top Road Crosby Isle Of Man IM4 4HL

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 14.11.2019 __

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 drawing numbers P10-101, P10-102 and P10-103 all date stamped and received 10/09/2019. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The site represents the residential curtilage of the detached dwelling known as 'The Nab', Top Road, Crosby, an existing 3 storey property sitting within its own grounds on the northern side of the A23 back road between Strang and Crosby.

==== PAGE 2 ====

                                      19/01013/B                                     Page  2  of  3

1.2 The dwelling itself is set back around 180m from the road, its nearest neighbours are just over 130m away, to the south 'Little Mount' and south west 'Coan Reayrt'. The land slopes northwards, the property is visible from the road albeit at a distance and between breaks in the roadside hedging.

1.3 The two storey dwelling has a three bay window design with a central front porch, there are three windows at first floor and three small dormers on the front facing roof slope. The existing property is mostly traditional in its appearance although comprises some modern elements such as a large mostly glazed sunroom and hipped roof ancillary living accommodation on the west side elevation.

2.0 PROPOSAL 2.1 The current application seeks approval for two works; the modification of an existing window aperture on the front elevation to provide a door with direct access onto the roof of the front porch, and the alteration of the middle dormer to provide a larger dormer facilitating an increased internal head height to the second floor bathroom.

3.0 PLANNING HISTORY 3.1 This property has a considerable history of planning applications, although none considered materially relevant in the case of this application.

4.0 PLANNING POLICY 4.1 The application site can be identified on the 1982 Development Plan Order as an area not designated for a particular purpose or use and as such represents the open countryside where there is a presumption against development as set out in General Policy 3 and Environment Policy 1. There are however a number of policies in the Strategic Plan that acknowledge existing houses in the countryside, Housing Policy 15 specifically refers to the alteration and extension of traditionally styles properties and would be most relevant in the assessment of this application:

4.2 Housing Policy 15: "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 Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 The Department of Infrastructure - Do Not Oppose (25/09/2019).

5.2 Marown Commissioners - no objection (17/10/2019).

6.0 ASSESSMENT 6.1 The existing dormers are not original but they are appropriately aligned above the front elevation windows of the main house. The proposed increase in size to the middle dormer will maintain these vertical proportions whilst also maintaining the symmetrical and balanced appearance of the front elevation. The dormer is to be traditional in its appearance and finished in materials and painted render in keeping and matching the main house. Its development here will be contained within the general massing of the existing building and while it will be visible given its position on the front elevation, these views will be from a distance and is not expected to impact the wider character of the area.

==== PAGE 3 ====

                                      19/01013/B                                     Page  3  of  3

6.2 The modifications to the first floor central window aperture to provide a door will not adversely affect the traditional qualities of the dwelling in this instance and the works are not expected to be recognisable to anybody outside of the site.

7.0 CONCLUSION 7.1 The proposed works are considered to respect the proportion, form and appearance of the existing property in line with HP15 and are not expected to have any adverse impacts on the character and appearance of the surrounding countryside.

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 Planning Committee 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: 18.11.2019

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

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.