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PLANNING OFFICER REPORT AND RECOMMENDATIONS 14/00755/B Mr Oliver Peck Construction of a private therapeutical pool and physiotherapy room, alterations below living area to create plant room and storage Abbeycourt Abbeylands Isle Of Man IM4 5ED Application No.: Applicant: Proposal: Site Address: Mr Edmond Riley Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer Delegation Officer's Report 1.0 THE SITE The site is the residential curtilage of an existing dwelling which sits on the western side of the Abbeylands Road, just 50m north of the crossroads with the Scollag and Ballanard Roads. The dwelling has another property, Crossways, immediately to the south. The application property is visible at the entrance to the property but largely screened from view from other directions by existing trees and shrubs around its boundary. 1.1 The property has a long rear garden, extending to over 27m behind the house which is a modern, stone clad largely single storey dwelling. Crossways is taller and is rendered with a steeper, tiled roof. 1.2 2.0 THE PROPOSAL Proposed is a rear extension which will extend approximately 14m into the rear garden, This will be partly below ground level. The lowest level of the extension will accommodate a pool which will be sunk into the floor by 1.4m with an area around the side and a physiotherapy area to the rear. The top of the extension will be finished in artificial grass and will be between Im and 3m higher than the level of the adjacent driveway. To the south of the extension is an existing garage which lies between the extension and the adjacent property. 2.1 The extension above ground will be finished in stone with windows in the southern and western elevation. The top will have a frameless glass balustrade around it. 2.2 3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications, the following of which could be said to be specifically material to the assessment of this current planning application: • Planning application 05/01689/B sought planning approval for the erection of conservatory and patio/deck area to rear elevation and erection of a porch to front elevation with removal of existing chimney stack, removal of various windows and 1 August 2014 14/00755/B Page 1 of 4

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door and installation of replacement u PVC windows to front, side and rear elevations and creation of a stonework plinth to base of the front and side elevations. This previous planning application was approved on the 28th October 2005. Planning application 10/00435/B sought planning approval for alterations, erection of an extension and formation of a raised terrace. This previous planning application was approved on the 29th June 2010. Planning application 11/00522/B sought planning approval for alterations and extension to dwelling. This previous planning application was approved on the 1st June 2011. Planning application 13/00382/B proposed alterations and extension and creation of ancillary accommodation at a lower level and was approved. 3.2 Most recently, planning approval was granted for further alterations and extensions under PA 13/01515 incorporating a balcony projecting around 4,8m from the rear elevation and raising the viewer up by around 1.5m. 4.0 PLANNING POLICY In terms of local plan policy, the application site is located within a wider area of land that is designated as Open Space under the Onchan Local Plan. 4.1 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. Housing Policy 16 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." 5,0 REPRESENTATIONS 5.1 Onchan District Commissioners do not oppose the application. 6.0 ASSESSMENT 6.1 In the first instance it is worth noting that the applicant is registered disabled and a letter of support for the proposal, which would provide an indoor swimming pool, has been provided by the applicant's chiropractor who advises that regular exercise in a swimming pool of 4m by 10m in size would be appropriate. The proposed swimming pool would meet those size requirements. The critical issue in this case is the visual impact of the proposed development and any impact which it may have on the residential amenities of those in Crossways. In assessing the latter it is important to bear in mind what already has approval in terms of the balcony. 6.2 In essence, the proposed building works would sit underneath the previously-approved terrace extension, and extend significantly further behind it. Given the slope, not all of this building work would sit above ground level and as a consequence it would not be wholly visible. 6.3 Although the building proposed is extensive, and there are a number of windows and doors in the elevation facing the adjacent dwelling (Crossways), the screening between the two dwellings is sufficient to reduce any overlooking or overbearing impacts to within acceptable levels. The location of Crossways' windows and position of the two dwellings 6.4 1 August 2014 14/00755/B Page 2 of 4

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relative to one another, because of which the rear elevations look out in quite different directions, further supports this judgement. An existing summerhouse is proposed to be removed and, while this does provide some screening which is welcome to a degree, it could be removed without planning approval in any case, as could the garage. Therefore the existing screening, while important, should not be considered as the only reason to approve the application. 6.5 The design of Abbeycourt is such as to be considered a non-traditional property, and is located within the countryside. There is provision for the extension of non-traditional rural dwellings under Housing Policy 16 of the Strategic Plan. The key issue with that policy Is whether the proposed extension would increase the impact of the building as viewed by the public. 6.6 The proposed design is considered to be broadly in-keeping with the existing dwelling in terms of the finishings. In terms of scale, clearly the house would be extended to a significant degree and it should not be discounted that this application represents the fifth application to extend the existing dwelling - each time bigger than the last. Notwithstanding this, given that the dwelling cannot be widely viewed from further afield it is not considered that a refusal in the context of Housing Policy 16 could be fully justified, 6.7 7.0 RECOMMENDATION 7.1 It is recommended that the application be approved. 8.0 INTERESTED PERSON STATUS In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits. 8.1 14/00755/B Page 3 of 4 1 August 2014

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Recommendation Recommended Decision: Permitted Date of Recommendation: 01.08.2014 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. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to the following plans, date-stamped as having been received 24th June 2014: PD-001, PD-002, PD-003, PD-004, PD-005, PD-006, PD-007, PD-008 and PD-009. 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. Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer Signed :... Michael Gallagher Signed :... Jennifer Chance Director of Planning and Building Control Head of Development Management 1 August 2014 14/00755/B Page 4 of 4