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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal : Site Address: 14/00693/B Mrs Pamela Bellhouse Erection of a porch extension to side elevation Bluebell Cottage Patrick Road St Johns Isle Of Man IM4 3BR Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer Delegation Miss S E Corlett Officer's Report THE SITE 1.1 The site is the residential curtilage of an existing dwelling, formed through the conversion of an approved garage and which lies on the northern side the Patrick Road at the eastern end, within the settlement of St. John's. The property is a modest property with interesting barge boards, tile hanging and timber boarding. Vehicular access exists to the west of the dwelling leading to a garden accessed via a small bridge across the river with a garage lying on the northern section of the garden. THE PROPOSAL 2.1 Proposed is the addition of a porch on the side of the dwelling. This takes the form of two square bay windows with patio doors within each. They will project out by 560mm and each projection will be 2m wide. A small lean-to roof will sit on top of each and bridge the space in between, matching that on the front elevation. 2.2 The frames of the windows will be uPVC and the roofing slate all to match the existing. The existing windows are dark brown framed. PLANNING STATUS AND POLICY 3.1 The site lies within an area designated on the St. John's Local Plan of 1999 as Residential. 3.2 As such the following Strategic Plan policies are considered relevant: 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: b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality; 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 adverse effect on road safety or traffic flows on the local highways". 3.3 This complements the policy in the St. John’s Local Plan which states: 28 July 2014 14/00693/B Page 1 of 4

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RES/P/5: WITH THE EXCEPTION OF APPROPRIATE EXTENSIONS AND ALTERATIONS TO EXISTING PROPERTY WHICH WILL GENERALLY BE ACCEPTABLE, OUTSIDE OF DEVELOPMENT AREAS 1, 2, 4, 5 AND 6 NEW RESIDENTIAL DEVELOPMENT WILL ONLY BE APPROVED WHERE THIS COMPLIES WITH PLANNING CIRCULARS 1/88, 3/88 AND 3/89". 3.4 Environment Policy 7 states: "Environment Poiicy 7: "Deveiopment which would cause demonstrable harm to a watercourse, wetiand, pond or dub, and which would not be overcome by mitigation measures will not be permitted. Where deveiopment is proposed which would affect a watercourse, planning applications must comply with the following criteria: a) all watercourses in the vicinity of the site must be identified on plans accompanying a planning application and include an adequate risk assessment to demonstrate that works will not cause long term deterioration in water quality; b) details of pollution and alleviation measures must be submitted; c) all engineering works proposed must be phased in an appropriate manner in order to avoid a reduction in water quality in any adjacent watercourse; and d) development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species." PLANNING HISTORY 4.1 The site was formerly part of the residential curtilage of Bluebell Cottage which lies to the west and outwith the residential area identified in the St. John's Local Plan. The original Bluebell Cottage was extended and a garage built which was then converted to a potting shed under PA 93/00561 together with the erection of a new garage. This garage was the subject of an application for conversion to holiday accommodation which was approved on appeal (PA 99/2039) and which then became a dwelling under PA 04/00989/C - Change of use of tourist accommodation (approved under 99/02039B) to a residential dwelling, approved at Appeal 17th May 2005. Alterations and extensions have subsequently been approved. REPRESENTATIONS S.lPatrick Parish Commissioners indicate that they do not object to the application. 5.2 DEFA Fisheries request that development must be 9m from the adjacent watercourse. ASSESSMENT 6.1 The alterations to the dwelling are modest and will not adversely or significantly affect its appearance. There are no neighbours who wouid be affected by the proposal as this elevation of the property looks out over its own drive and with an area of garden beyond. If the bays were more substantial they could interfere with vehicuiar access over the bridge and parking for this property but as proposed this is not the case. 6.2 The proposed works are within 9m of the watercourse but of such a modest nature that the concern regarding impact on the watercourse is not considered sufficient to affect the decision or to be contrary to Environment Policy 7. PARTY STATUS 7.1 The local authority, Patrick Parish Commissioners are, by virtue of the Town and Country Pianning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 28 July 2014 14/00693/B Page 2 of 4

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7.2 Department of Infrastructure Highway Services and DEFA are granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d. Recommendation Recommended Decision: Permitted Date of Recommendation: 25.07.2014 C : Conditions for approval N : Notes attached to conditions Cl. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. To comply with article 14 of the Town and Country Planning (Development This approval relates to drawings reference PV/13/7/1, PB/1/06/1, PB/1/06/2 and the site and locations plans all received on 3rd June, 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. Decision Made : Permitted Date: Determining officer (deiete as appropriate) Signed :... Chris Balmer Senior Pianning Officer Signed :... Sarah Corlett Senior PianjHng Officer Signed :... Michael Gallagher Signed Jennifer Ch Director of Pianning and Building Control Head of Development Management 29 July 2014 14/00693/B Page 3 of 3