DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00511/B Applicant: Mr & Mrs Fletcher Craine Proposal: First floor infill extension Site Address: Close Mooar Glen Darragh Road Glen Vine Isle Of Man IM4 4BE Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.06.2024

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.

N: FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.

You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.

To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.

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

The proposal will not have any adverse impact on the character or appearance of the property nor the street scene, nor will it result in adverse impact on the living conditions of those in the neighbouring properties. Thus, the proposal complies with the provisions of General Policy 2, Strategic Policy 3 (b), and Environment Policy 42 of the Strategic Plan, and the principles of the Residential Design Guide 2021.

Plans/Drawings/Information;

This decision relates to the documents and plans received 8 May 2024. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of Close Mooar, Glen Darragh Road, Marown, which is a detached two storey property sited within its own grounds on the western side of the Glen Darragh Road in Glen Vine. The site has a large garden to the rear of the property and a driveway and manoeuvring space to the front. There is an existing double garage and car port adjacent to the northern boundary of the site. - 1.2 The site is significantly screened from the highway and its adjoining neighbours due to a dense hedge and mature trees that run along most of its boundary.

2.0 THE PROPOSAL - 2.1 Planning approval is sought for first floor infill extension. The extension which would sit over the lean-to roofed utility room on the ground floor would be 2.1m wide, 3.9m deep, and about 2.6m tall (from the floor level to the top of its flat roof which would have a new roof light over. The extension would be finished externally in roughcast render to match the existing dwelling. A new window similar in design and appearance to the existing first floor windows on the dwelling would be installed on the external elevation of this extension. - 2.2 The new extension would enable the extension of the existing bathroom on the first floor, as well as the creation of a new ensuite to serve one of the first floor bedrooms. - 2.3 The proposed extension would be connected to the existing storm water drainage and foul water drainage serving the site. No trees would be removed to facilitate the development.

3.0 PLANNING POLICY - 3.1 Site Specific:

• 3.1.1 The site lies within an area designated on the Area Plan for the East as Residential and within the Glen Vine settlement boundary, and the site lies outwith a Conservation Area. The site is not within a registered tree area and there are no registered trees on site. The site is also not prone to flood risks.

3.2 National: STRATEGIC PLAN (2016)

• a. General Policy 2 - 'Development Control' considerations.
• b. Paragraph 8.12.1 - General presumption in favour of extensions to existing properties (excluding Conservation Areas or Registered Buildings).
• c. Strategic Policy 1 - Efficient use of land and resources
• d. Strategic Policy 2 - Development focussed in existing towns and villages
• e. Strategic Policy 3 - Development to safeguard character of existing towns and villages.
• f. Strategic Policy 5 - Design and visual impact.
• g. Environment Policy 42 - character and need to adhere to local distinctiveness.
• h. Transport Policy 7 - Parking Provisions
• i. Community Policy 7 - Designing out criminal and anti-social behaviour
• j. Community Policy 10 - Proper access for firefighting appliances
• k. Community Policy 11 - Prevention for the outbreak and spread of fire

3.2 Area: Area Plan for the East

3.2.1 Urban Environment Proposal 3: "Development proposals must make a positive contribution to local character and distinctiveness. Traditional or contemporary approaches may be appropriate, depending upon the nature of the proposal and the context of the surrounding area."

- 4.0 OTHER MATTERIAL CONSIDERATIONS

4.1 Residential Design Guide (2021)

• 4.1.1 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
• 5.0 PLANNING HISTORY

5.1 The site has been the subject of 17 previous planning applications one of which is considered to be specifically relevant in the determination of the current application. - 5.2 PA 08/02194/B which sought approval for Alterations and extensions to dwelling via the erection of two storey extensions to project from the front elevation and rear elevations was refused. The application was refused on the basis that "The proposed extensions fail to respect the proportion, form and appearance of the existing property and as such would be detrimental to the existing character of the property contrary to Housing Policy 15 of the Isle of Man Strategic Plan 2007." - 5.3 PA 09/01930/B for Alterations and erection of extensions to dwelling house, which was a revision of the scheme previously refused under PA 09/01930/B was approved. The Planning Officer in recommending approval noted that the revised proposal addresses the issues with the previous scheme by removing the small gables and refining the portico feature over the front door. It was concluded that the result is a more streamlined overall design which satisfactorily balances the existing features of the building with the bold gable feature window. This proposal was, however, not implemented. - 5.4 PA 11/01221/B for Erection of sun lounge extension with balcony over, and extension to existing porch - Approved. - 5.5 PA 12/00553/B for Alterations and extension to dwelling (comprising amendment to PA 09/01930/B) - Approved. - 5.6 PA 13/91529/B for Alterations and extensions to dwelling - Approved. This scheme has been implemented and has in the current form and appearance of the dwelling on site.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 6.1 DOI Highways Division have no interest in the application (17 Mar 2024).

6.2 Marown Parish Commissioners only commented on 3rd June to advise when their next meeting was.

6.3 No comments have been received from neighbouring properties. - 7.0 ASSESSMENT

7.1 Given the nature of the development proposed within the planning application and location of the application site, the fundamental issues to consider in the assessment of the application are:

• i. The Visual Impacts; and

• ii. Potential Impact on neighbours.

- 7.2 VISUAL IMPACTS (GP2, STP 3, & RDG)

• 7.2.1 The works proposed to enable the erection of the link extension are minor, would be positioned at a section of the building where views would only be achievable from inside the site (as there would be no views from public vantage points along the adjoining highway), and would be largely be in keeping with the character and appearance of the dwelling and serve to improve the overall appearance of the dwelling as it would replace the poorly erected lean-to roofed extension within an indent on the north elevation.

• 7.2.2 The finish of the extension in materials that replicate existing materials and forms on the main dwelling, such as the proposed window and render finish, would also serve to ensure that the scheme ties in with the design of the existing dwelling on site.
• 7.2.3 As already been noted, there would be no views of the extension from the adjoining highway given the position of the extension, the orientation of the dwelling, and the mature landscaping and trees along its boundary with the highway. As such, it is not considered that the proposal would result in any impacts on the character of the immediate vicinity or townscape.
• 7.2.4 Overall, the proposed extensions would is considered to tie in with the main dwelling, as it respects the appearance of the existing dwelling on site; thus conforming to GP 2(b, c, and g), Strategic Policy 3 (b) and the RDG 2021.

7.3 IMPACT ON NEIGHBOURING AMENITY (GP2 & RDG 2021):

• 7.3.1 In assessing the impact of the development on the neighbouring properties, it is worth noting that the proposal would introduce a new first floor window on the north elevation of the dwelling, which could potentially overlook the neighbouring dwelling at the northern boundary, given that the separating distance is about 13m to the boundary of this neighbour. Notwithstanding the above, the boundary is defined by mature landscaping which screens views to the neighbouring property. As such, it is not considered that overlooking would result in this case. The existing garage which sits northeast of the main dwelling further serves to diminish any overlooking concerns from the new window to be installed on the new extension.
• 7.3.2 Based on the foregoing, it is considered that the current proposal would be acceptable with respect to neighbouring amenity impact, in compliance with General Policy 2 (g), as well as the principles promoted by the Residential Design Guide 2021.

8.0 CONCLUSION 8.1 It is considered that the proposed development would not result in detrimental impacts upon the character of the existing dwelling or locality within which it is located. No adverse impact has been identified as likely with respect of the impacts on neighbouring or public amenity. Therefore, the proposal is considered to comply with General Policy 2, Strategic policy

• 3 9b) and Environment Policy 42 of the IOMSP, and the principles promoted by the Residential Design Guide 2021.

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

- 9.0 INTERESTED PERSON STATUS

• (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. 9.2 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 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: 20.06.2024 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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