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21/00520/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00520/B Applicant : Mr David Freer Proposal : Erection of replacement walls and roof to existing extension Site Address : Clyeen Douglas Road Kirk Michael Isle Of Man IM6 1AU
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.07.2021 __
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 application accords with the tests of Housing Policy 15, Housing Policy 16, Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan 2016 and the principles of the Residential Design Guidance 2019.
Plans/Drawings/Information; This approval relates to drawing numbers 001, 002, 100 and 101 all date received 10.05.2021 __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The site relates to an existing dwelling known Cyleen, Douglas Road, Kirk Michael, a detached dwelling situated east of Douglas Road and set back around 200m from the road and beyond existing vegetation and trees which blocks views by the public.
1.2 At the rear of the dwelling is an existing flat roof extension with chamfered corners. This has a masonry base and glazing above and patio doors opening outwards.
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21/00520/B Page 2 of 3
PROPOSED 2.1 Approval is sought for the replacement of this flat roof extension with a pitched roof squared extension with large feature apex glazing and double patio doors installed on the end gable.
PLANNING HISTORY 3.1 There are no previous applications considered materially relevant to the assessment of the current proposal.
PLANNING POLICY 4.1 The application site is not designated for development on the 1982 Plan, and within an area of high landscape value and scenic significance (AHLV). The site is not recognised as being at risk of flood. There is a general principle against any development in the countryside particularly that which would result in adverse harm to an AHLV. Housing Policies 15 and 16 acknowledge traditional and non-traditional dwellings across the countryside and indicate that any alteration or extension to them should not result in any harm to the original character and appearance of the original dwelling (HP15) and not result in any adverse visual harm to public views (HP16). Given the nature of the existing dwelling comprising some traditional and non-traditional qualities regard shall be given to both policies (although the dwelling is perhaps more non-traditional) along with design principles for development set out in the Residential Design Guidance 2019.
4.2 Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).
4.3 Housing Policy 16: "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
4.4 Environment Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
4.5 Environment Policy 2: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Kirk Michael Commissioners - no objection (08/06/2021).
5.2 Department of Infrastructure Highway Services - no interest (04/06/2021).
5.3 No comments received from neighbouring properties.
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21/00520/B Page 3 of 3
ASSESSMENT 6.1 The works are expected to have an overall negligible impact on the general quality and appearance of the existing house and one which is not readily visible from any public view. It will see the introduction of a more appropriate pitched roof finished compared with the existing flat roof and would be a welcomed level of development. The proposed works would be unobjectionable and would not harm the surrounding environment or AHLV.
CONCLUSION 7.1 The proposed works would have an acceptable impact on the existing property and would not result in any unacceptable harm to the surrounding countryside or AHLV. The application accords with the tests of Housing Policy 15, Housing Policy 16, Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan 2016 and the principles of the Residential Design Guidance 2019.
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: 13.07.2021
Determining officer
Signed : J SINGLETON Jason Singleton Principal Planner
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