Officer Report

Application No.: 15/00456/B Applicant: Mr Mark Quayle & Mrs Alyson Quayle Proposal: Erection of a single storey extension to rear elevation with decking Site Address: Mona Cottage Bay View Road Port St. Mary Isle Of Man IM9 5AE Case Officer : Miss S E Corlett Photo Taken: 07.05.2015 Site Visit: 07.05.2015 Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the curtilage of an existing very attractive cottage which fronts onto Bay View Road and backs onto public open space and a public footpath which also runs along the northern boundary of the site. This boundary has a stone wall alongside the lane from where the rear elevation of the cottage is obscured a little by existing vegetation within the garden. THE PROPOSAL - 2.1 Proposed is the extension of the property to provide a kitchen and sitting area. This is in single storey form with a pitched slated roof linked to the main cottage by a glazed link. The extension will have an angled footprint. The vegetation which currently screens the rear of the cottage will be removed as the extension is right alongside the lane-side stone wall which is to be retained. A new pedestrian gate is to be installed in the lane-side wall. PLANNING STATUS AND POLICY - 3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as Mixed Use and also within a Conservation Area proposed in the Area Plan but not progressed to adoption.

3.2 As such, regard should be had to the historic or architectural importance of the existing streetscene in view of the potential Conservation Area status and also the general standards of development as set out in General Policy 2 as follows:

"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;

• e) does not affect adversely public views of the sea;
• f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• 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".

REPRESENTATIONS

4.1 Port St. Mary Commissioners indicate that they do not oppose the application (08.06.15). PLANNING HISTORY - 5.1 PA 99/00032/B proposed alterations to the property and was approved. ASSESSMENT - 6.1 In the pre-application discussions, concern was raised that the proposal may appear as a crisp and modern extension to what is an attractive cottage. The applicant's agent has responded to that by retaining the basic shape and size by removing the overhang on the proposed eaves, installed Conservation style rooflights. They consider that the visual impact is not significant given the lane side wall and the retention of some of the existing planting. The installation of a gable verge was suggested but not included, firstly as the main cottage does not have any and secondly to prevent the ingress of water from the prevailing weather.

6.2 The building is not particularly prominent and well screened by the existing wall and planting, some of which will be retained. What is proposed is modest and not considered to materially affect or harm the appearance of the property. As such the application is 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 and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation:

29.06.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

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 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 drawings 1, 2, 3 and 4 all received on 27th April, 2015.

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 : 13.07.2015 Determining officer

Signed :…………J CHANCE……….. Jennifer Chance Head of Development Management