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PLANNING OFFICER REPORT AND RECOMMENDATIONS W/00410/B Mr Derek Radcliffe Erection of an extension to replace existing conservatory to dwelling 15 Cronk Cardie Corony Ramsey Isle Of Man IM7 lET Application No.: Applicant: Proposal: Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level : Mr Edward Baker 30,04,2014 Officer Delegation Officer's Report THE APPLICATION SITE The application site is No. 15 Cronk Cardie, Corony. The site comprises one of a pair of semi-detached dwellings situated on a small housing estate to the north of the hamlet. Cronk Cardie is a residential cul de sac and No. 15 is situated to the south side. Opposite there is a row of eleven further houses. The housing estate is situated on higher ground and on the side of a hill. The houses appear to be of late 20th century origin and are of uniform architectural style. No. 15 is finished in render with a slate roof. 1. THE PROPOSAL The application seeks planning approval for the erection of a single storey lean to extension in place of the existing rear conservatory. Amended plans have been submitted which omit the originally proposed window on the west side elevation facing the neighbour. The plans have been circulated for information. 2. PLANNING HISTORY There is no planning history of particular relevance or bearing on the current 3. application. PLANNING POLICY The area is within an Area of High Landscape or Coastal Value and Scenic Significance according to the Isle of Man Development Scheme (Development Plan) Order 1982. 4. TTie following policies in the Isle of Man Strategic Plan 2007 are considered relevant. 5. General Policy 3; Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); 16 May 2014 14/00410/B Page 1 of 4

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(b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land(l) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage.' Housing Policy 15: 'The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).' 6. General Policy 2 is not strictly relevant to this application because the site is on un­ zoned land and is situated in the countryside. However, the following parts of General Policy 2 are important planning principles which are relevant to consideration of the application: General Policy 2 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: respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; does not affect adversely the amenity of local residents or the character of the locality; 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; can be provided with all necessary services; is designed having due regard to best practice in reducing energy consumption.' (b) (c) (g) (h) 0) (n) REPRESENTATIONS 7. Maughoid Parish Commissioners - no objection. ASSESSMENT The control of development in the countryside 8. The site is situated in the countryside where development is strictly controlled. Housing Policy 15 relates to proposals for extensions to houses in the countryside, Paragraph 8.12.2 of the Strategic Plan states: 16 May 2014 14/00410/B Page 2 of 4

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'As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this.' The effect of the proposal on the character and appearance of the area The proposed extension is of a modest size and substantially less than 50% of the floor area of the existing dwelling. It is to be located to the rear of the dwelling where it would be largely screened from public views by the existing roadside fence. The design of the extension and materials, which are to match the existing, are considered in keeping with the existing house. It is considered that the character and appearance of the area would be preserved. 9. The effect of the proposal on neighbour amenity The proposed extension would be set 0.5 metres from the boundary with the neighbour and would have a depth of 3 metres. The nearside window in the neighbour's property serves a kitchen/diner. The proposed extension would result in some impact on the neighbour. No. 14 Cronk Cardie, in terms of impact on light and creating a slight sense of enclosure. However, it is considered that the effect would not be unduly harmful. The planning officer met the neighbour during the site visit and the neighbour indicated that they had no objection to the proposal. No formal comments have been submitted. The proposal originally included a frosted window in the side window facing No. 14 and this has been omitted at the request of the planning officer because it could have created a perception of overlooking. 10. RECOMMENDATION It is recommended that approval is granted. 11. PARTY STATUS The local authority, Maughold Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 12. 13. The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d. Recommendation Recommended Decision: Permitted Date of 16.05.2014 16 May 2014 14/00410/B Page 3 of 4

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Recommendation: Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to Drawing Number 14MMR0401RA/01 received on 08 May 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. 2o Decision Made: Permitted Date : Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Plating Officer Signed :...iM Jennifer Ch^e Signed :... Michael Gallagher Director of Planning and Building Control Head of Development Management 16 May 2014 14/00410/B Page 4 of 4