DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00776/B Applicant: Mr David Freer Proposal: Alterations and erection of replacement extension and creation of new balcony Site Address: Clyeen Douglas Road Kirk Michael Isle Of Man IM6 1AU Planning Officer: Mr Toby Cowell Recommended Decision: Permitted Date of Recommendation: 07.02.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

The proposed extensions are acceptable in terms of their form, mass and design by providing a suitable extension to an existing residential property in the countryside. The development is therefore in compliance with General Policy 2 and Housing Policies 15 and 16 of the Strategic Plan (2016).

Plans/Drawings/Information; This decision relates to the following drawings and documents; Photographic record Received 28.09.23

• 3203 100 - Existing Plans, Elevations, Location and Site Plan
• 3203 101 - Proposed Plans, Elevations and Site Plan Received 05.07.23 _______________________________________________________________

Interested Person Status

Additional Persons

None. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site relates to the residential curtilage of Clyeen, a detached dwelling situated to the east of the TT Course (A3) to the south of Kirk Michael. The property is set back circa. 200m from the public highway and not visible within this context, being notably screened due to the site's topography and the presence of intervening mature trees and vegetation. - 1.2 The presence of a dwelling on the site is noted from historic mapping dating from the 1860s, with some indication present of an historic core to the property upon viewing the dwelling externally. However, the property has been notably extended in piecemeal fashion over the years and to a point where the once original form of the dwelling is only barely recognisable.

2.0 THE PROPOSAL - 2.1 Planning permission is sought for the demolition of an existing side element of the property on the south-eastern elevation comprising a lounge, store room and void/gallery above, including a hipped bay window, and erection of an enlarged replacement extension. The proposals would largely follow the building form of the existing, albeit omitting the bay window element, and include a modest uplift increase to be set just down from the ridge of the principle section of the dwelling. - 2.2 The new extension would accommodation an enlarged lounge area with a staircase and void/gallery above, whilst amounting to a 1.51m increase in width relative to the existing (again discounting the bay window element). The proposals would be finished in a combination of stone and render with slate roof tiles to match the existing, whilst further including a 4m deep raised timber decking/terraced area extending off the south-west elevation of the property and accessed from first floor level. Symmetrical angled windows is proposed on the south-western elevation with sliding doors, additional minor fenestration and solar panels proposed on the south-eastern elevation.

3.0 PLANNING HISTORY - 3.1 The property and wider site benefits from a fairly extensive planning history, including the grant of planning permission for various extensions to the property since 1999 (PA 99/01987/B, 00/01952/B, 19/00330/B and 21/00520/B).

4.0 PLANNING POLICY - 4.1 The application site is identified on the 1982 Development Plan as 'white land' and within an area of countryside that is not designated for development. The site is not within a Conservation Area or an area at risk of flooding, but does fall within an area of high landscape value and scenic significance (AHLV) - 4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy

• 1 Efficient use of land and resources
• 2 Priority for new development to identified towns and villages 5 Design and visual impact

• Spatial Policy 5 Development in the countryside will only be permitted in accordance with General Policy
• 3

General Policy 2 General Development Considerations 3 Exceptions to development in the countryside

Environment Policy

• 1 Protection of the countryside
• 2 Development within areas of high landscape value Housing Policy

• 15 Extension or alteration to traditional styled properties in the countryside
• 16 Extension or alteration to non-traditional styled properties in the countryside

4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 REPRESENTATIONS

5.1 Michael District Commissioners - No response received at the time of writing. - 5.2 Highways Services - No highways interest (21.07.23) - 5.3 DEFA Biodiversity - Based on the information in the attached document, the Ecosystem Policy Team do not believe that a formal assessment for nesting birds or roosting birds is required. Though old, the exterior of the property looks to be in good condition, including having been re-roofed fairly recently and there doesn't seem to be any obvious spaces for bats, such as missing tiles, gaps in stonework etc.

We would however, still highlight the need for care to be taken when the work is being undertaken. Thorough checks for bats should be undertaken before and throughout work, this includes checking within any external holes such as under loose tiles or lead flashing and looking for signs of bats including bat droppings and staining. We also advise that tiles should be removed by hand and lifted off directly, not levered, in order to prevent the crushing of any bats that may be present under the tiles.

Bats are able to enter even the smallest holes. Pipistrelle bats can enter holes measuring only 20mm by 15mm so even small holes should be investigated.

Bats and their roost spaces are protected under the Wildlife Act 1990. If bats, or evidence of bats, is discovered while work is being undertaken, all work must stop and advice be sought from the DEFA Ecosystem Policy Team 01624 651577, or from the Manx Bat Group Help Line 07624 366177. (10.10.23)

5.4 Manx Utilities Authority - No response received at the time of writing.

- 6.0 ASSESSMENT

6.1 The site falls outside of a defined settlement boundary within the open countryside, is not designated for residential development with the proposals not according within one of the defined exception criteria outlined in General Policy 3. Housing Policies 15 and 16 and its supporting text do however include provision for extensions to both traditional and nontraditional styled dwellings within the countryside, provided such additions are of a high quality design, would not detract from the character and appearance of the countryside, nor increase

• the overall visual impact of the resultant dwelling in the context of the public realm (nontraditional styled dwellings). Only exceptionally will permission be granted for extensions which measure more than 50% of the existing dwelling in terms of floorspace (traditional styled dwellings).
• 6.2 Both of the above policies are considered to be relevant in this instance as, whilst the principle section of the dwelling is considered to have once been of a traditional Manx style, the property has been significantly extended and altered over the years in piecemeal fashion to its present form.
• 6.3 The proposals represent a very modest uplift in floor area relative to the existing property, whilst the new extension would effectively allow for a more holistic and integrated form of development on the south-eastern corner of the dwelling. Such proposals would, from a visual standpoint, largely improve its overall character and appearance, whilst clearly allowing for a more usable and functional space. The design, form and massing of the extension is further deemed to be of a high quality which adds a greater degree of architectural interest to the property as a whole, whilst respecting the massing, form and materiality of the dwelling.
• 6.4 The site is further well enclosed by mature vegetation and not readily visible from any public vantage point. Consequently, the proposals would not result in a material impact upon the character and appearance of the wider landscape or indeed the dwelling's interaction with the closest public highway.
• 6.5 Given the above, the proposals are considered to be acceptable from a design and visual impact perspective, in compliance with General Policy 2 (b) and (c), whilst amounting to an appropriate addition to a dwelling in the countryside, in further compliance with Housing Policies 15 and 16.
• 6.6 Due to the isolated nature of the site, the proposals would pose no material impact upon the amenities of surrounding residential properties in the vicinity.
• 6.7 Likewise, following the submission of additional information by the applicant, the Ecosystems Policy Officer has confirmed that a formal assessment for nesting birds would no longer be required, but advise that checks should be made for roosting bats during the demolition stages.

- 7.0 CONCLUSION

7.1 The proposed extensions are acceptable in terms of their form, mass and design by providing a suitable extension to an existing residential property in the countryside. The development is therefore in compliance with General Policy 2 and Housing Policies 15 and 16 of the Strategic Plan (2016), and recommended for approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 08.02.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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