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                                      24/00411/B                                     Page  1  of  6

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00411/B Applicant : Mr & Mrs Glyn Hooson-Owen Proposal : Demolish existing detached garage, erection of a two-storey extension, door/window alteration and installation of a dormer window Site Address : Meadow View Cranstal Road Bride Isle Of Man IM7 4BN

Planning Officer: Russell Williams Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 10.06.2024 __

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.

C 2. No works above damp proof course shall take place until a bird and bat box plan has been submitted to the Department of the Environment Food and Agriculture and approved in writing. The approved box(es) shall be installed prior to the development hereby permitted first coming into use. The plan shall include details about the type, number and locations of the boxes and be suitable for sparrows/starlings and crevice dwelling bat species.

Reason: To ensure that suitable biodiversity enhancement measures are provided on the development site.

This application has been recommended for approval for the following reason. The proposed development is well designed and will not adversely impact upon the character and appearance of the landscape. The proposal complies with General Policy 2, Environment Policy 1 and Housing Policy 16 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021

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Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 14th April 2024:

GHO - 01 - Location Plan GHO - 02 - Site Plan GHO - 03 - Existing Block Plan GHO - 04 - Proposed Block Plan GHO - 05 - Existing Ground Floor Plan GHO - 06 - Existing First Floor Plan GHO - 07 - Existing South And West Elevations GHO - 08 - Existing North and East Elevations GHO - 09 - Proposed Ground Floor Plan GHO - 10 - Proposed first Floor Plan GHO - 11 - Proposed South And West Elevations GHO - 12 - Proposed North And East Elevations

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE

1.1 Meadow View is a detached two bedroom, 2 storey dwellinghouse located to the northern side of Cranstal Road, between the settlements of Bride and Cranstal. The property was built in the 1980's and does not currently have a positive relationship with the landscape setting, being rather aged in its general appearance.

1.2 The dwelling has rooms within a vaulted roof that are served by dormer windows. The building is finished externally in unpainted pebbledash render beneath a slate roof with 2 no. dormer windows to the south elevation. Windows and doors are of timber.

1.3 The dwelling is centrally positioned within the western part of the property with gardens all around. There is a driveway to the side with off road parking provision, together with a single garage that is used for storage. There are a number of detached outbuildings within the eastern garden area.

1.4 The site is located within flood zone 1, does not contain any heritage assets.

2.0 THE PROPOSAL

2.1 The application seeks approval for the demolition of a detached garage and erection of a 2 storey extension with a single storey link to the original dwellinghouse. The rear extension includes a glazed projection with recessed balcony. The existing building will also be rendered and painted, windows and doors repainted and a new dormer window constructed to the rear (north) elevation.

2.2 The extension will provide a new entrance hallway with kitchen, dining and family space at ground floor, together with a new WC. At first floor a new home office/study will be provided, with a small balcony to the rear.

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2.3 The existing dwelling will be reconfigured to provide a new ground floor bedroom, bathroom and a dog room.

2.4 The proposed extension will be finished in painted render, slate roof and timber fenestration. The rear balcony will also be constructed from timber.

2.5 The site is of level ground and finished floor levels will match the existing dwelling.

3.0 PLANNING POLICY

LOCAL PLAN

3.1 The application site is within an area recognised as being an area of 'white land' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; however the site is within an area zoned as High Landscape or Coastal Value and Scenic Significance and an area of Nature Conservation Zones, Nature Reserves & Sites of Ecological Importance for Conservation.

3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application:

3.3 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."

3.4 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."

3.5 Housing Policy 16 states that "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."

3.3 The Residential Design Guide July 2021 is a material consideration.

4.0 PLANNING HISTORY

4.1 The application site benefits from the following planning history:

20/00965/B Alterations and erection of extension to side elevation linking dwelling to detached garage and erection of dormer to rear elevation - Permitted - 9 October 2020

5.0 CONSULTATIONS (this report only contain summaries - full reps can be read online)

5.1 Bride Commissioners - No objection.

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5.2 DoI Highways Services commented - No objection.

5.3 DOI Flood Risk - Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. The applicant should be aware of, and demonstrate compliance with the comments above.

5.4 Ecosystem Policy Officer - The Ecosystem Policy now are in receipt of photos from the inside of the garage. Photos show that the inside loft space of the garage is well lit due to the presence of a window and other openings, which makes the space unsuitable for continued use by bats, though there is potential for occasional or transient use by small numbers of bats. There are also no indications of any active birds nests in this space.

Accordingly, the Ecosystem Policy Team do not believe that assessments for bats or birds are required, neither is mitigation for the loss of nesting or roosting space. However, bat and bird boxes/bricks would be a welcome enhancement for wildlife. Our recommendation would be for a bird box/brick suitable for house sparrows/starlings high up under the eaves of the western elevation, and a bat box/brick suitable for crevice dwelling species high up under the eaves of the eastern elevation. The presence of bats and birds in the building cannot be ruled out in future, and so we also advise the applicant that thorough checks for bats and birds should be made in and around the garage prior to its demolition. The stripping of roof should be undertaken by hand, or where necessary with the assistance of hand-held tools and machinery, with due care. Roof tiles should be lifted off carefully and directly, and not rolled, compressed, or sprung to avoid potential harm to any bats which may be present. Should bats or birds, or any evidence, be found then the work must stop and advice be obtained from the Ecosystem Policy Team on 01624 651577.

6.0 REPRESENTATIONS (this report only contain summaries - full reps can be read online)

6.1 No comments have been received.

7.0 ASSESSMENT (this report only contain summaries - full reps can be read online)

7.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the countryside setting.

7.2 The site is well screened by roadside planting that has been left to grow up, which allows very limited views into the site from the adjacent highway. Wider views within the landscape setting are also likely to be very limited as a result of the limited height of the building and screening present.

7.3 The proposed extensions will be finished in materials that are reflective of the wider area in general, which is appropriate. The rear two storey gable element, with the recessed balcony, includes a degree of glazing which adds a more contemporary appearance. However, this element is located to the rear of the extension and would not be visible from public vantage points.

7.4 A smaller extension was permitted in 2020 but never constructed. It is considered that while this new proposal is a larger addition, the extension appears well balanced and its overall design and appearance will be more sympathetic the character and appearance of the original dwelling and amenity in the area.

7.5 It is acknowledged that care must be had when considering the merits of a large extension such as this, however, the existing building has a tired appearance and the extension

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and renovation work to the existing building will result in a well-balanced dwelling with an enhanced visual appearance. 7.6 It is considered that virtue of its siting, design and finished appearance, the proposed extension will not give rise to any significant adverse impact upon the amenities of the area or the character of the original dwelling house to a degree that would warrant refusal. The proposal therefore complies with General Policy 2, Housing Policy 16 and the Residential Design Guide.

7.7 Regarding other material considerations, the proposed development is located away from any nearby or neighbouring dwellinghouses. As a consequence, the proposals will not give rise to any material impact upon the amenity of properties in the area. Similarly, the site is not located within a Conservation Area or in immediate proximity to Registered Buildings such that the development would impact upon the setting of protected areas.

7.8 The Ecosystem Team are satisfied that the development is unlikely to impact upon bats, birds or other wildlife species within the site. Conditions are recommended that will provide enhancement and such will ensure that any impact from the works will be suitably mitigated. The proposals comply with Environment Policy 1.

Accordingly, the proposal is considered to comply with General Policy 2, Housing Policy 16, Environment Policy 1 and the Residential Design Guide and it is recommended that the development be permitted.

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 Director of Planning and Building Control 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 : 18.06.2024

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Determining officer

Signed : J CHANCE

Jennifer Chance

Director of Planning and Building Control

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.