DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00456/B Applicant: Dr Carlton & Mrs Elizabeth Dodge Proposal: Replacement of garden shed with larger garden store room & erection of green house Site Address: Wren Cottage Main Road Sulby Isle Of Man IM7 2HP Principal Planner: Chris Balmer Recommended Decision: Permitted Date of Recommendation: 20.05.2024

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

The proposed shed and greenhouse is acceptable in terms of its form, mass, finish and design, and as such complies with the planning policies outlined within the IOM Strategic Plan and the Residential Design Guide, having no significant impacts upon public or private amenity.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 17.04.2024. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is within the curtilage of Wren Cottage, Main Road, Sulby which is a two storey detached property, located to the rear of St. Stephen's Church and south of the Sulby Straight

2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for replacement of garden shed with a larger garden store room to west of dwelling & erection of greenhouse to rear garden to the east of the dwelling.

3.0 PLANNING HISTORY - 3.1 The following are the most recent and relevant to this application; - 3.2 Erection of new double timber gates across driveway and installation of a timber garden shed (Retrospective) - 22/00124/B - APPROVED - 3.3 Erection of a detached dwelling - 19/00087/B - APPROVED

4.0 PLANNING POLICY - 4.1 The site is within an area designated as Area of Building for Civic, Cultural & Other Special Use (Worship) in the Sulby Local Plan 1998. The site is not within a Conservation Area nor a Flood Risk Zone, it should be noted that The Old School House and St. Stephen's Church are Registered Buildings, but the red line boundary for this registration does not include where the proposed works are to be situated. - 4.2 Given the nature of the application Strategic Policy 4 and Environment Policy 32 are the most relevant Strategic Policies which seeks that extensions or alteration do not detrimentally affect the character of the registered building followed by Environment Policy 34 which seeks the use of traditional materials in pre-1920 buildings, Strategic Policies 1 and 5 which seek to make the best use of existing developed sites and ensuring new development is of good design, Spatial Polices 2 and 5 which ensure that development remains within settlement boundaries in line with the spatial hierarchy, paragraph 8.12.1 and General Policy 2 which ensures that development meets with the general standards towards acceptable development and not having an adverse impact on the surroundings or neighbours. - 4.3 Section 4 of the Residential Design Guidance 2021 also offers further guidance on extensions to existing residential dwellings and Section 7 addresses good neighbourliness both of which are relevant in this case.

5.0 REPRESENTATIONS - 5.1 The following representations can be found in full online; - 5.2 Highway Services have considered the proposal and state "No Highways Interest." (26.04.2024) - 5.3 Lezayre Parish Commissioners comment (03.05.2024); "Approved unanimous as long as the store is for domestic use only"

6.0 ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (ST4, EP32, GP2, b,c)
• - impact on neighing amenity (GP2, g)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
• 6.2.2 Due to the locations of the proposed shed and green house, the works are not likely to have prominent impacts upon public amenities, given their location behind build development to the north of the site, namely the former School House and St. Stephen's Church. Partial views of the shed maybe apparent when viewing the site between the two buildings listed (down driveway); however the size, design, finish and overall quality of the shed will not have an adverse impacts upon the area or upon the two Registered Buildings.
• 6.2.3 The Assistant Registered Buildings Officer has considered the proposals and has no objection.

- 6.3 NEIGHBOURING AMENITY

• 6.3.1 With regards to neighbouring amenity, the proposed greenhouse will have no impact to residential amenities, given its location to the rear wall of St. Stephen's Church. The shed will be partially apparent from the rear of former School House which is a single dwelling. However; given the height of the boundary fence, the modest size/height of the shed and its position in relation to the neighbouring property, it is not considered the proposal would have a significant impact upon neighbouring amenities to warrant a refusal.
• 7.0 CONCLUSION

7.1 The proposed shed and greenhouse is acceptable in terms of its form, mass, finish and design and as such complies with the planning policies outlined within the IOM Strategic Plan and the Residential Design Guide. - 7.2 The planning application is recommended for approval.

- 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above who should be given Interested Person Status.

I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 28.05.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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