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23/01352/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01352/B Applicant : Mr & Mrs Jonny Wells Proposal : Proposed extension to rear of property Site Address : 1 Daisy Bank Cronk Road Port St Mary Isle Of Man IM9 5AS
Planning Officer: Miss Lucy Kinrade Photo Taken : 23.02.2024 Site Visit : 23.02.2024 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.03.2024 __
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 works have an acceptable visual and amenity impact in line with General Policy 2 (b, c, g) and not to undermine the principles of Environment Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to the following all date received 23/11/2023: o Drawing number 2023-052-101 o Drawing number 2023-052-103 o Drawing number 2023-052-105 o Design Statement
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Interested Person Status - Additional Persons
None
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Officer’s Report
SITE 1.1 The application relates to 1 Daisy Bank, Cronk Road, Port St Mary.
PROPOSAL 2.1 Proposed is the erection of an extension at the rear infilling an existing yard area between the back of the house and the sloping back garden. Part of the extension is to project beyond the gable and is proposed to be installed with a door at ground floor and a window above. Also proposed are two new narrow windows towards the rear side of the gable.
HISTORY 3.1 There have been three previous applications at the site, one refused for the creation of an off road parking bay, and two approved for side extensions much larger than that now proposed.
PLANNING POLICY 4.1 The site lies within an area designated as residential on the Area Plan for the South 2013 and within the proposed Conservation Area. The site is not recognised as being at any flood risk.
4.2 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment: o Strategic Policies 3 and 5 - promote good design and use of local materials and character o General Policy 2 (b) (c) (g) - general standards towards acceptable development visual and neighbouring amenity o Paragraph 8.12.1 - supports principle of residential development in zoned areas o Environment Policy 42 - promotes development taking account of locality in design. o Community Policy 7, 11 - prevent criminal activity and reduce spread of fire o Infrastructure Policy 5 - conserve the Island's water
4.3 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant: o Section 4 Extensions o Section 5 Architectural Details o Section 7 Impact on Neighbouring Properties
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Port St Mary Commissioners - no objections (21/12/2023).
5.2 Department of Infrastructure Highway Services - No Highways interest (1/12/2023).
5.3 No comments received from neighbouring properties.
5.4 Comments were also sought from the following people but nothing received as of 11/03/2024: o Manx National Heritage o DEFA Registered Buildings and Conservation Area team
ASSESSMENT 6.1 The existing property is a two storey semi-detached traditional dwelling and one which positively contributes to the wider historic character and appearance of Cronk Road and Port St
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Mary. The property sits within the proposed Conservation Area but is not specifically referenced within the Draft Port St Mary Character Appraisal.
6.2 Cronk Road comprises a mix of older family housing mostly built on the landward side, much of which is set high above the road and comprises of mainly stout Victorian terrace houses, together with some later infilling. These properties including the application dwelling have panoramic views over the rooftops of the development on Bay View Road to the sea beyond.
6.3 The set back and set high nature of Daisy Bank in this case means that the front elevation is can be easily seen from public views along the main road, with views towards the rear becoming more oblique and reduced as you pass along the house due to the bend in the road and orientation of the housing, and with other neighbouring dwellings sitting closer to the road limiting or blocking views towards the rear.
6.4 The proposed extension is contained to the rear and is to infill an existing rear yard area. Its design is to be two storey with a render and slate roof finish to match the main house, the layout results in a tall and narrow two storey section projecting beyond the main end gable however its set back position nearest the rear elevation and furthest from the road and public views helps to minimise is prominence and remains visually subordinate to the main house. The sloping roof finish, palette of materials and inclusion of sliding sash windows to the front also helps to provide an in-keeping finish with the main house.
6.5 Similarly the two proposed small side gable windows finished in sliding sash will safeguard a uniform appearance throughout. The windows on the side gable and front of extension are not considered to result in any adverse or unacceptable overlooking or privacy impacts on neighbours given their size, scale and set back positon coupled with the distance, orientation and relationship of the property with its neighbours.
CONCLUSION 7.1 Overall it is considered that the proposed extension being set back, subordinate and finished in appropriate traditional materials to match the main house is considered to be visually acceptable and not to adversely affect the main dwelling nor to harm or undermine the character and appearance of the streetscene or proposed Conservation Area. The proposal is also considered to have an acceptable amenity impact on the neighbours.
7.2 The proposal is considered to have acceptable visual and amenity impact in line with General Policy 2 (b, c, g) and not to undermine the principles of Environment Policy 35 of the Isle of Man Strategic Plan 2016.
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:
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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 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 : 13.03.2024
Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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