49015

==== PAGE 1 ====

                                      20/01500/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/01500/B Applicant : Mr Warren Johnstone Proposal : Alterations and erection of a two storey extension Site Address : Regent House Upper Cronk Orry Laxey Isle Of Man IM4 7QR

Planning Officer: Mrs Vanessa Porter Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 22.02.2021 __

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 is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 10th December 2020: o Drawing No. 2004-001 Rev A o Drawing No. 2004-002 Rev A o Drawing No. 2004-003 Rev A o Drawing No. 2004-004 Rev A o Drawing No. 2004-006 Rev A __

Interested Person Status - Additional Persons

None __

Officer’s Report

==== PAGE 2 ====

                                      20/01500/B                                     Page  2  of  4

THE APPLICATION SITE 1.1 The application site is the residential curtilage of Regent House, Upper Cronk Orry, Laxey which is a split level bungalow with the upper level at roadside level and the lower level following the topography of the site and slopping to the south.

THE PROPOSAL 2.1 The current planning application seeks approval to erect a two storey extension to the western elevation measuring 8.1m by 10.843m which is to supply a bedroom with en-suite and gym to the ground floor level and a poor with shower/changing room. There is also proposed a lift within the extension and a proposed balcony to the south elevation measuring 1.8m by 8.1m.

2.2 With the proposal is also the removal of the existing bridge which facilitates the first floor level and the installation of a wraparound path which goes around the whole of the ground floor level of the proposed extension.

PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.

PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East as such General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan is relevant.

4.2 General Policy 2 of the Isle of Man Strategic Plan 2016 which states "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; g) does not affect adversely the amenity of local residents or the character of the locality; n) is designed having due regard to best practice in reducing energy consumption."

4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 which states "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."

4.4 The Residential Design Guidance 2016 is also relevant in this application of which the parts which are relevant are below in the assessment of this application.

4.5 Also due to the location of the MER in relation to the property, Transport Policy 3 of the Isle of Man Strategic Plan 2016 is also relevant and states, "New development on or around existing and former rail routes should not compromise their attraction as a tourism and leisure facility or their potential as public transport routes, or cycle / leisure footpath routes."

REPRESENTATIONS 5.1 Highway Services have considered the application and have no objection stating, "After reviewing this application, highway services find it to have no significant negative impact upon highway safety, network efficiency and/or parking (12.01.21).

5.2 Garff Commissioners have considered the proposal and have no objection (12.01.21).

==== PAGE 3 ====

                                      20/01500/B                                     Page  3  of  4

5.3 MUA drainage have commented on the application and state, "Manx Utilities have no comments to issue regarding the above application," (11.2.21)

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application is the potential impact of the proposal on the character and appearance of the property and the wider streetscene and whether there would be an impact on the neighbouring properties.

CHARACTER AND APPEARANCE 6.2 When looking at extensions to the rear of a property the Residential Design Guidance 2019 has some guidance, "3.2.1 The first aspect which the Department considers when determining the suitability of an extension to a house is whether the design of the extension fits with the existing property. Extensions should generally appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house.

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."

6.3 With the above in mind the main aspects are whether the extension would be suitable in terms of its design, form, size and finishes. 6.4 When looking at the proposed extension, it is almost half the size of the existing property and due to its overall design cannot be called subordinate to the existing property. The information received with the application states that the reasoning for this is that the existing property has photovoltaic panels installed and that there is to be a continuation of these solar panels on the proposed extension.

6.5 Whilst the proposed property can be seen fleetingly from the MER, the main views of the property are from the main estate road of Upper Cronk Orry as such when looking at the front elevation of the property it has been designed to fit in with the existing and provide a cohesive front elevation. It is considered that the overall level of the development contained within this proposal is relatively modest an in keeping with the character of the property in question.

NEIGHBOURING AMENITY 6.6 Another factor when looking at extensions such as this is whether they would create an impact on the neighbouring properties amenities especially when taking account of the proposed first floor balcony and the proposed windows within the western elevation.

6.7 During my site visit it could be seen that there was substantial mature hedging situated to the east, south and west of the rear garden. When looking at the possible neighbouring impact the properties to the south and west would be the most affected due to the mature hedging being sparse in sections. The mature hedging between "Regent House" and the properties to the west within Gretch Veg whilst sparse in one area should not be affected by the works due to the mature hedging.

6.8 When looking at the properties to the south of the property these would be the most affected due to the mature hedging being very sporadic in places. Whilst this might be the case the properties past the MER line are over 20m away and as such any impact upon the neighbouring amenities would be minimal.

==== PAGE 4 ====

                                      20/01500/B                                     Page  4  of  4

CONCLUSION 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

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: 24.02.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.