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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00525/B Applicant : Mr & Mrs Stanley Corlett Proposal : Alterations and erection an extension to side elevation of dwelling Site Address : Croit A Curleod Ballacaley Road Sulby Isle Of Man IM7 2HS

Principal Planner: Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.06.2024 __

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. The roof finish of the extension hereby approved shall match that of the main dwelling, either red/orange Rosemary clay tiles or a natural dark blue/grey roofing slates, and be retained thereafter.

Reason: In the interest of visual amenities of the area and the individual property.

C 3. The applicant shall fully comply with the measures outlined in Sections 3 and 4 of the submitted Flood Risk Statement.

Reason: to ensure adequate flood mitigation measures are in place given the sites locations within a high flood risk area.

C 4. For the avoidance of doubt no approval is hereby given for the access onto the Ballacaley Road, to the west of the main dwelling.

Reason: the western access does not form part of this planning approval.

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

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Overall, the extension and roofing works would have no significant impact to residential or public amenity sufficient to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 16.05.2024. __

Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:

Flood Management Division (DOI) __

Officer’s Report

1.0 SITE 1.1 The application site represents the curtilage of an existing property Croit A Curleod, Ballacaley Road, Sulby which is a detached dormer bungalow dwelling, with gardens to the side and rear of the property. Off road parking front the property and access directly onto the Ballacaley Road which is to the south of the site.

2.0 PLANNING POLICIES 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Sulby Local Plan 1999. The site is not within a Conservation Area.

2.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;

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(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

2.2 Residential Design Guide 2021.

3.0 PLANNING HISTORY 3.1 The following previous planning application is considered relevant in the assessment and determination of this application;

3.2 Reserved matters application to erect a detached dwelling with integral garage - 08/00740/REM - APPROVED

3.3 Approval in principle to erect a detached dwelling - 07/00180/A - APPROVED

4.0 PROPOSAL 4.1 The application seeks approval for the Alterations and erection an extension to side elevation of dwelling.

4.2 The single storey extension would be located to the western gable end of the property having a depth of 7m, a width of 4.2m. The extension would be finished with painted render and a roof finish to match the main dwelling.

4.3 The proposal also seek approval for the replacement of the existing roof and dormers of the main dwelling from red/orange Rosemary clay tiles to a natural dark blue/grey roofing slates. The new extension will match whatever the main dwelling finish is.

5.0 REPRESENTATIONS 5.1 Highway Services comment there are no highway implications (24.05.2024).

5.2 Lezayre Parish Commissioner's recommend an approval and make the following comments (14.06.2024): "The Commissioners note, however, that a second entrance from the road to the dwelling was put in to the west side of the property some time ago without planning permission being sought. The Commissioners believe the property should have only one entrance in accordance with the original planning permission."

5.3 Flood Risk Management Division comment (29.05.2024): "This property is subject to surface water flooding" and "Condition the mitigation measures in the flood risk assessment".

6.0 ASSESSMENT 6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities.

Potential visual impact upon the street scene 6.2 The proposed extension in terms of its design, size, proportion, position and finishes are in keeping with the existing property. Accordingly, from these respects the proposals would comply with General Policy 2 and the RDG. A condition should be attached to require the finish of the roof of the extension should match that of the main dwelling, whether that be Rosemary clay tiles or a natural dark blue/grey roofing slate.

Potential impact upon neighbouring amenities 6.3 Given the location and size of the extension and its distance from any neighbouring properties the proposal would have no significant adverse impacts upon neighbouring amenities to warrant a refusal and comply with General Policy 2 and the RDG.

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Other Matters 6.4 Comments regarding a second entrance to the western most point of the site are noted (recent aerial imagery shows a access/hardstanding in place). This application does not seek any alterations to any existing accesses or creation of this new access to the site. A condition should be attached which outlines this.

7.0 CONCLUSION 7.1 Overall, the extension would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021 and therefore it is recommended that the application be approved.

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.

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. __

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 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: 21.06.2024

Determining officer Signed : J SINGLETON

Jason Singleton

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.