Officer Report

Application No.: 14/01371/B Applicant: Miss Jeannie Robertson Proposal: Alterations and erection of extension to dwelling (comprising amendments to PA 12/00007/B) Site Address: Cherry Forge (formerly Glenn's Home) Tosaby Road Eairy Isle Of Man IM4 3HP Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling, Cherry Forge, formerly Glenn's Home, situated on a short lane, Willow Lane on the eastern side of the B36 Tosaby Road between Clough Willey and the Eairy. The existing dwelling is a two bedroomed, hipped roofed bungalow of modest proportions. This sits towards the eastern end of the site together with loose boxes. - 1.2 The dwelling is visible from the main road, and is higher than the road from where the hipped roof is clearly visible. There are leylandii trees planted along the access drive which, if left to grown would screen the property from view from approach from the south.

THE PROPOSAL 2.1 Proposed is an extension to the property, similar to one which already has approval under PA 12/00007/B but which has not been implemented. Originally the roof of the extension as viewed from the road was to have a gable end not a hip but this has been amended to have a hip, following concerns raised about the potential visual impact. The extension will be around

• 1.5m longer towards the north.
• 2.2 There are also changes to windows and doors in the extension and the loose boxes are shown as being rearranged as they were in the earlier application.

2.3 The proposal has been further amended to widen the kitchen at the rear of the new extension but still not extending beyond the width of the proposed front extension. PLANNING STATUS AND POLICY - 3.1 The site lies within an area of open space not designated for a particular purpose on the Isle of Man Planning Scheme (Development Plan) Order 1982 Policy 1 and General Policy 3 of the Strategic Plan. However, there is provision for extensions of non-traditional properties in Housing Policy 16 which 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."

3.2 This was considered in the earlier application and it was concluded that the existing dwelling is not particularly prominent and screened by a combination of topography and mature planting and the previous extension was considered to comply with this policy. PLANNING HISTORY - 4.1 Other than the application referred to in paragraph 2.1 there have only been previous applications for the loose boxes which are not considered relevant to the consideration of the existing application. REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services and Marown Parish Commissioners indicate that they do not object (17.12.15 and 19.12.14, 20.02.15 and 20.03.15) ASSESSMENT - 6.1 The proposal will increase the existing floor area by around 71%, as with the previous application. However, the acceptability or otherwise of proposals such as this rests with the visual impact and whether the extensions would render the property more visible in the landscape and this is the critical issue rather than the amount by which the property is being extended.

6.2 It is considered that the proposed changes alter very little what already has approval and the additional length of the extension, together with the changes to the doors and windows will not have any significant or adverse impact and as such are recommended for approval. 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 in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

30.03.2015

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 4449/P1 Rev C received on 3rd march, 2015 and 4449/EX1 received on 2nd December, 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 : 30.03.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :………M GALLAGHER. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management