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                                      20/01340/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/01340/B Applicant : Mr Jimmy & Mrs Janine Cubbon Proposal : Alterations and erection of extension Site Address : 1 Bradda View Ballakillowey Colby Isle Of Man IM9 4BE

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 08.01.2021 __

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 proposal accords with the provisions of General Policy 2 of the IOM Strategic Plan 2016 and the principles of the Residential Design Guide 2019.

Plans/Drawings/Information; This approval relates to 5 site photographs and drawing numbers 01 and 02 all date stamped and received 16/11/2020. __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE 1.1 The site is the curtilage of an existing dwelling, 1 Bradda View, an existing detached bungalow situated on the northern side of the entrance to the estate, the corner plot bounds with the Ballakillowey Road on the western side and has views westwards over the road and towards the open fields.

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1.2 The dwelling has a hipped roof arrangement throughout out, with a smaller projecting gable on the western side near to which sits an existing chimney stack. Concrete roof tiles are used throughout with elevations comprising a mix of stone feature cladding around the base and front entrance and painted render.

THE PROPOSAL 2.1 Proposed is the erection of an extension on the western elevation measuring 6.7m long and projecting approx. 3.3m from the main dwelling. The extension is to be masonry built and with dwarf walls wrapping the west facing elevation where the extension is to be predominantly glazed and with patio doors providing access into the garden. The eaves are to match the main house and the roof is to be finished in a hipped arrangement and in tiles matching the existing. Two roof lights are proposed on the north and south facing slopes.

PLANNING HISTORY 3.1 There have been no previous applications made for the dwelling since its original approval in the early 90's.

PLANNING POLICY 4.1 The site lies within an area of Residential use on the Area Plan for the South 2013, as such, the following paragraph 8.12.1 from the Strategic Plan is considered relevant along with parts b, c and g of General Policy 2 and the recently adopted Residential Design Guide:

4.2 Paragraph 8.12.1: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general"

4.3 General Policy 2 states (in part): "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 and (g) does not affect adversely the amenity of local residents or the character of the locality."

4.3 Residential Design Guide: "3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitch roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a deliberate design decision has been made to adopt a different approach..."

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Rushen Commissioners - In support (23/12/2020).

5.2 DOI Highway Services - Do Not Oppose (04/12/2020).

ASSESSMENT

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6.1 The existing property is not of any architectural or historic interest warranting its protection and the site is not within a Conservation Area. The property is not traditional but does sit on a corner plot which is fairly prominent from public view.

6.2 The proposed extension would seek to facilitate an internal re-configuration of the dwelling providing a central core open plan master room. The size of the extension is reasonable and does not dominate the existing dwelling, the proposed hipped roof arrangement and uniform eaves level respects and remains in keeping with the main dwelling and the selected materials to match with the main house will further ensure a uniform and cohesive appearance throughout.

6.3 Inclusion of a larger area of glazing will undoubtedly bring a more modern feel to the dwelling but this is not considered to be a negative one or to detract from the overall appearance of the dwelling or surrounding area and given the location of the extension and the arrangement of the dwelling compared with its neighbours, it is not considered that there will be any new or adverse impacts on privacy or amenity as a result of the proposal.

CONCLUSION 7.1 The proposed extension is considered to have an acceptable visual impact and it is not to result in any adverse amenity impacts on the neighbours. The proposal accords with the provisions of General Policy 2 and the principles of the Residential Design Guide and is recommended for approval.

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 a Principal Planner 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: 12.01.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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