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12 November 2014 14/01169/B Page 1 of 5 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01169/B Applicant : Mr & Mrs Kieran McCanney Proposal : Erection of sun room extension to rear elevation Site Address : Little Mill Garage Little Mill Road Onchan Isle Of Man IM4 5BD

Case Officer : Miss Laura Davy Photo Taken : 21.10.2014 Site Visit : 21.10.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The application site is the curtilage of Little Mill Garage, Little Mill Road, Onchan which is a detached two storey traditional dwelling which occupies a small parcel of land to the eastern side of the highway. The dwelling which occupies the site was recently approved as a replacement to the garage which was on site.

2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of a sunroom to the rear of the dwelling. The sunroom would measure approximately 5.5m x 5.15m, it would be finished with smooth painted render to match the existing. There would be glazing installed in all elevations and a roof lantern installed to provide additional light.

3.0 PLANNING HISTORY There was an application in 2008 for the erection of a dwelling PA 08/01623/B, this application was refused. A further application was submitted in 2010 for the erection of a dwelling PA 10/00746/B, this application was approved. There was a further application submitted in 2011 for the erection of a dwelling to replace existing garage PA 11/01244/B, this application was approved and is the application which has been implemented. The most recent application went before the Planning Committee for determination as the proposal was contrary to the adopted Development Plan. This application was approved with the following conditions attached:

C1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C2. This permission relates to the erection of a dwelling as shown in drawing numbers 01, 02 and 03 date stamped 8th September 2011, 02 Rev A date stamped 12th October 2011, Food Risk Assessment prepared by MacOwan Collett date stamped 8th September 2011 and Klargester Biodisc details date stamped 8th September 2011.

4.0 DEVELOPMENT PLAN POLICIES 4.1 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 Isle of Man Planning Scheme (Onchan Local Plan) Order 2000. Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, contains one policy that is considered material to the assessment of the planning application. Policy O/RES/P/22 states:

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12 November 2014 14/01169/B Page 2 of 5 "Outside those areas designated for residential development new dwelling will generally not be permitted within the Local Plan area. This applies particularly to the rural part of the district where the countryside is already protected by Planning Circular 1/88 the provisions of which will continue to be applied. In addition it should be noted that the countryside in its entirety within the district is designated by the Local Plan as of High Landscape Value and Scenic Significance in accordance with the provisions of the Island Strategic Plan Eastern Sector (Planning Circular 9/91)." It should be noted that the provisions of Planning Circular 1/88 have effectively been encompassed within planning policies contained within the Isle of Man Strategic Plan 2007 and that the Island Strategic Plan Eastern Sector (Planning Circular 9/91) was never formally adopted by Tynwald and is now time expired.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.

4.3 General Policy 3 states: "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); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land 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."

4.4 Environment Policy 7: "Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which could not be overcome by mitigation measures will not be permitted. Where development 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."

4.5 In respect of General Policy 3, Appendix 1 of the Isle of Man Strategic Plan 2007 defines previously developed land as: "Previously developed land is that which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure. The definition includes defence buildings, but excludes: o Land that is or has been occupied by agricultural or forestry buildings.

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12 November 2014 14/01169/B Page 3 of 5 o Land that has been developed for minerals extraction or waste disposal by landfill purposes where provision for restoration has been made through development control procedures. o Land in built-up areas such as parks, recreation grounds and allotments, which, although it may feature paths, pavilions and other buildings, has not been previously developed. o Land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time (to the extent that it can reasonably be considered as part of the natural surroundings). There is no presumption that land that is previously-developed is necessarily suitable for housing development nor that the whole of the curtilage should be developed."

4.6 The dwelling was approved as an exception as laid out in General Policy 3 under previously developed land. The dwelling which has now been constructed is a house in the countryside and therefore should be assessed against Housing Policy 15 which relates to alterations and extensions to traditional houses in the countryside.

4.7 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).

5.0 CONSULTATIONS 5.1 Onchan Commissioners recommend the application be approved.

5.2 Department of Environment Food and Agriculture Fisheries Division do not object provided that there is no impact on the watercourse alongside the property.

6.0 ASSESSMENT 6.1 The key considerations in the assessment of the application are the principle of the extension, the impact upon the character and appearance of the property and the impact upon the character and appearance of the landscape.

6.2 The existing dwelling is a fairly traditional three bay property, the accommodation is spread over two floors with a central single storey porch. The house is much deeper than a traditionally proportioned property, but nevertheless is more appropriate in its setting than the previous garage.

6.3 The proposed sunroom is single storey with a flat roof and parapet wall. The sunroom would be finished in render to match the main dwelling. The sunroom would measure approximately 28sqm and therefore considerably less than 50% of the existing building in terms of floor space. The percentage increase in floorspace is not the only consideration; the design of the proposed extension is also an important factor in the assessment. While the extension would not be traditional in design it is considered that the proposed sunroom would respect the dwelling in terms of scale and proportion. Given that the sunroom would be to the rear it would not be overly visible and therefore would not have an adverse impact upon the overall appearance of the dwelling or the landscape in general.

6.4 Given that the application is for an extension to a dwelling in the countryside and the proposal complies with the relevant policies it is not necessary for the application to go before the Planning Committee for consideration.

6.5 For the above reasons the application is considered to be acceptable and is recommended for approval.

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12 November 2014 14/01169/B Page 4 of 5 7.0 PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and (e) The local authority, Onchan Commissioners in whose district the land the subject of the application is situated.

7.2 In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. In this instance the following are not considered to have sufficient interest to be afforded party status:

• Department of Environment Food and Agriculture Fisheries Division

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

12.11.2014

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.

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.

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This approval relates to drawings PA/01, PA/02, PA/03 and PA/04 date stamped 9th October 2014.

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12 November 2014 14/01169/B Page 5 of 5 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 : 12/11/14

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed : Jennifer Chance Jennifer Chance

Head of Development Management