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24/00760/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00760/B Applicant : Mr & Mrs Paul Roobottom Proposal : Erection of single-storey extension to rear of property; removal of existing trees. Site Address : 33 Glebe Aalin Ballaugh Isle Of Man IM7 5BX
Planning Officer: Peiran Shen Photo Taken :
Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.08.2024 __
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 proposal is considered to have no adverse impact on the character of the house and the area and on neighbouring amenities. Therefore, it is considered to comply with General Policy 2 of the Strategic Plan.
Plans/Drawings/Information;
This approval relate to the documents and drawing no. JTM2412-P-01, JTM2412-P-02, which have been received on 2nd July 2024. __
Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status although they have made written submissions these do not relate to planning considerations specific to this application and as such they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
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24/00760/B Page 2 of 4
31 Glebe Aalin
as set down in the Department's Operational Policy on Interested Person Status. __
Officer’s Report
1.0 THE SITE 1.1 The site is 33 Glebe Aalin, Ballaugh, a detached house located in the middle of Glebe Aalin. The house is a two-storey pitched-roof house.
1.2 There is a single-storey pitched-roof extension on the rear elevation. The extension projects approx. 4m from the rear elevation of the main house and is approx. two-thirds the width of the main house.
2.0 THE PROPOSAL 2.1 The proposed is the erection of a single-storey pitched-roof rear extension on the rear elevation of the existing extension. The extension projects approx. 3m from the rear elevation of the main house and is approx. one-third the width of the main house. It aligns with the northwest elevation of the existing extension.
2.2 The proposal also includes the removal of three trees, which have already received a felling licence from DEFA Forestry. So, they will be excluded from the assessment of the application.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the 1982 Development Plan.
Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g)
PPS and NPD 4.3 There is no planning policy statement or national policy directive considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Section 4.6 Rear Extensions o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties
6.0 REPRESENTATIONS 6.1 Ballaugh Parish Commissioners has not commented at the time of the report (29.08.2024).
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24/00760/B Page 3 of 4
6.2 DoI Highway Services states there is no highway interest in this application (12.07.2024).
6.3 DEFA Ecosystem Policy Officer wrote in (31.07.2024) request replacing of removed trees.
6.4 Owners/Occupiers of 31 Glebe Aalin wrote in (28.06.2024) asking about privacy measures after the trees are removed.
7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area, and the amenities of the neighbours.
Design of the House Itself 7.2 The proposed extension has a pitched roof, which fits within the existing roofscape. Therefore, its design is considered to have no negative impact on the design of the house.
Character and Streetscene 7.3 The proposal is not readily visible to the public so it is considered to have no impact on the character and the streetscene of the area.
Neighbouring Amenities 7.4 The Residential Design Guide provides some tools for assessing any impacts. In this instance, the extension fails the 45 degree rule on the rear elevation of the neighbouring property. However, given its single-storey and the neighbouring property's closet window is not a primary window (since there is a sunroom on the rear elevation). It is considered to have no additional overbearing impact.
7.5 There is no window on the northwest and northeast elevations. Therefore, there is also considered to be no additional impact on overlooking.
7.6 Removing vegetation is not a development and is not regulated by planning. So the change in privacy because of the loss of trees is not a material consideration in this application.
8.0 CONCLUSION 8.1 The proposal is considered to have no adverse impact on the character of the house and the area and on neighbouring amenities. Therefore, it is considered to comply with General Policy 2 of the Strategic Plan and is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 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 which 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.
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24/00760/B Page 4 of 4
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 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 : 29.08.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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