DEC Officer Report

Application No.: 20/01423/B Applicant: Jonathan Bradburn Proposal: Alterations including removal of parapet, roof works and addition of cladding to existing conservatory Site Address: Carrera Sir Georges Bridge Abbeylands Isle Of Man IM4 5EH Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.01.2021 _________________________________________________________________

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 works are considered to accord with Environment Policy 1 and the spirit of the Housing Policies of the Strategic Plan.

Plans/Drawings/Information; This decision relates to drawings 235/001, 235/010 and 235/020 all received on 27th November, 2020. _______________________________________________________________

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling which sits to the north of the Scollag Road as it runs across Sir George's Bridge. The access to the property runs past

• another dwelling - Mullen-e-Corran/Field House and the access sits slightly to the east of the roadside dwelling, Meadow View. All of these sit opposite Barrowdale House.
• 1.2 The dwelling is mainly pitch roofed with one element taller than the rest with a single storey flat roofed element with lantern lights which sits on the south western elevation. The house walling is finished in render. THE PROPOSAL

2.1 Proposed is the cladding of the flat roofed annex with red cedar cladding and the removal of the parapet. PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the East (2020) as not for a particular purpose. The Plan includes a Landscape Character Appraisal which describes the site as being within a wider area of Incised Inland Slopes where the Landscape Strategy is to: Conserve and enhance:

• a) the character, quality and distinctiveness of this area of relatively sparse settlement;
• b) its valley bottom woodland;
• c) its National Glens;
• d) the various archaeological features within the area.

Key Views include dramatic views to an Upland backdrop to the North and West. Dramatic, panoramic views eastwards across the ever-changing colour and nature of the sea and sky, contribute to strongly recognisable sense of place. Close and distant views to the northern edge of Onchan/ Douglas settlement, which is visually harsh in places. Channelled views along the corridor of the Groudle River, which is enclosed in places.

3.2 Whilst the site is not designated for development, the Strategic Plan contains policies which guide the extension of existing dwellings in the countryside although none specifically addresses the alteration of existing dwellings where no extension is proposed. Both of the Housing Policies seek to minimise any increase in impact and ensure that extensions respect the form and appearance of the existing where this is worthy of such protection. General Policy 2 sets out the following general principles of development:

"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 spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;

• (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;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan and (n) is designed having due regard to best practice in reducing energy consumption."

3.4 The Department has recently published the Residential Design Guidance (March 2019) which 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 property. PLANNING HISTORY - 4.1 The site has been the subject of previous applications for alterations and extensions, most of which were approved. None is considered relevant to the consideration of the current application. REPRESENTATIONS - 5.1 Onchan District Commissioners seek a deferral until after 11th January, 2021. They subsequently advised that they were unable to meet and would not be commenting on the application but noted that the recommendation from the officer was that no objection should be made in this case (18.01.2021).

5.2 Highway Services have no highway interest in the application (18.12.20). ASSESSMENT - 6.1 The issue here is whether the works will result in any adverse impact on the character or appearance of the area which would conflict with what Environment Policy 1 and Housing Policy 16 are trying to achieve.

6.2 It is relevant that the site is very well screened from public view by existing trees and as such what is proposed will not be appreciable by anyone other than those on the site. In any case what is proposed will reduce the impact of the property by introducing natural materials and would be acceptable even if it were seen. CONCLUSION - 7.1 The works are considered to accord with Environment Policy 1 and the spirit of the Housing Policies and are supported. 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 in Article 4(2) 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 : 21.01.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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