200021

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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00714/B Applicant : Mr & Mrs Robbie Turner Proposal : Erection of rear extension and first floor extension over existing garage Site Address : 15 Larivane Meadows Andreas Isle Of Man IM7 4JE

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

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.08.2024 __

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 design, scale and finished appearance of the proposed extensions are considered to be acceptable and the proposals will not give rise to any adverse impacts upon the character or appearance of the original dwelling, the street scene or residential amenity in the area. The proposals therefore comply with General Policy 2 and Housing Policy 16 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 21/06/2024:

2024-027-101 Site location and site plan 2024-027-103 Existing floor plans and elevations 2024-027-108 Proposed floor plans 2024-027-109 Proposed elevations and section __

Interested Person Status - Additional Persons

None

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Officer’s Report

1.0 THE SITE 1.1 15 Larivane Meadows is semi-detached two storey dwellinghouse with attached double garage. The dwelling is a modern addition to the settlement built out in the early 2000's.

1.2 The dwelling is finished externally in white render, red plain tiles with water tabling and two chimneys to the roof. Fenestration is white uPVC. The rear garden is enclosed by high level timber fencing.

1.3 The dwelling is set back from and faces parallel to the main highway through Larivane Meadows and benefits from public open space with landscape planting and trees/shrubs between the main highway and parking/driveway.

1.4 The site is located in a residential estate comprising of detached and semi-detached two storey dwellings and bungalows.

2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of a single storey sunroom to the rear which will measure 5.1m x 4.0m. A first floor extension is proposed above the existing double garage, providing 2 additional bedrooms and a bathroom.

2.2 The proposed extensions will be finished in white render, plain red roof tiles and white uPVC windows to match the existing dwelling. The first floor extension includes water tabling features to the roof, the eaves and ridge line of which are set below the original roof.

2.3 An existing log burner flue that runs out of the garage roof and up the end gable wall will be re-routed through the first floor extension and out of the new roof.

3.0 PLANNING POLICY LOCAL PLAN 3.1 The site lies within an area designated as "Predominantly Residential Proposed" on the 1982 Development Plan North Map. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone.

3.2 The original dwelling is considered to be a "non-traditional" building and, therefore, Housing Policy 16 applied. The policy states:

"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 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;

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(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; (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."

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:

00/00852/B - Proposal: Residential development comprising roads, plots, sewers and 32 dwellings (in conjunction with PA 00/00853) - Permitted

5.0 CONSULTATIONS 5.1 Andreas Parish Commissioners - NO comments received.

5.2 DoI Highways Services commented - No interest registered.

5.3 Environmental Health - No comments received.

6.0 REPRESENTATIONS 6.1 No comments have been received.

7.0 ASSESSMENT 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 dwellinghouse and surrounding area.

7.2 The proposed single storey extension is to be built on the north elevation of the dwelling, within the enclosed rear garden. Its location is such that the extension will not be visible from public vantage points and so no impact upon the character and appearance of the area will arise. The extension will be set off of the western boundary shared with the adjoining dwelling by approximately 1m. The extension is limited in height and although it will project 5.0m from the rear wall, it is not considered to give rise to any loss of light, outlook or other amenity considerations currently afforded to the neighbouring dwellinghouse.

7.3 The first floor extension will be visible within the area immediately surrounding the application site, however, the area is characterised by relatively new build dwellings, with the estate comprising of a broad variety of house types. Other properties in the area have been extended at 2 storey with some not being subservient to the original dwelling. The proposed extension is designed to be visually subservient to the original dwelling which reduces its overall massing. The first floor extension will front onto the highway and when viewed from the highway to the northeast, it will be partially obscured by neighbouring dwellings. The impact of the first floor extension upon the original dwelling is acceptable and it is considered that there will be no adverse impact upon the street scene due to manner in which existing dwellings and planting screen the property. The first floor extension is set well away from neighbouring dwellings and is not considered to give rise to any material loss of light, privacy or outlook.

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7.3 The extensions will be finished in materials that are reflective of the existing dwelling house which is appropriate. It is considered that virtue of its siting, size, design and finished appearance, the proposals are suitably reflective of the character and appearance of the dwelling and will not give rise to any significant adverse impact upon the amenities of the area. The proposal therefore complies with General Policy 2, Housing Policy 16 and the Residential Design Guide.

7.4 Regarding other material considerations, the site is not located within a Conservation Area or in proximity to Registered Buildings such that the development would impact upon the setting of protected areas.

7.5 Accordingly, the proposal is considered to comply with General Policy 2, Housing Policy 16 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.

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 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 : 20.08.2024

Determining officer Signed : A MORGAN Abigail Morgan

Acting Head of Development Management

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