56704

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00668/B Applicant : Mr & Mrs Adam Beale Proposal : Erection of extension to side elevation to replace existing conservatory Site Address : 1 Mines Road Foxdale Isle Of Man IM4 3ET

Planning Officer: Mr Nick Salt Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 30.07.2021 __

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.

C 2. All external facing and front elevation roofing materials to be used shall match those of the existing building in respect of type, bond, pointing, coursing, jointing, profile and texture, unless otherwise agreed in writing by the Department.

Reason: In the interests of the character and appearance of the site and surrounding area.

This application has been recommended for approval for the following reason. The proposal is considered to be in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016 in that no unacceptable visual, residential amenity or other impacts were identified.

Plans/Drawings/Information;

This approval relates to the following plans and drawings received 02.06.21: AB/1/21 - Location Plan, Proposed Floor Plans and Elevations

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The application site relates to traditional two storey cottage on the northern side of Mines Road in Foxdale, adjacent to the junction with the A3 main road. The site is in a residential area characterised by a mix of mainly traditional dwellings.

1.2 The dwelling has been extended previously to the side, and also features a small flat roof upvc conservatory to the rear corner, projecting from the eastern side elevation. The conservatory adjoins a large flat roof extension along the rear.

1.3 The site is not within any Conservation Area and does not relate to a Registered Building.

2.0 THE PROPOSAL 2.1 Proposed is the replacement of the existing flat roof conservatory to the side and rear of the dwelling with a rendered utility room extension. The extension would slightly increase the footprint of the dwelling relative to the existing conservatory, and would feature a slight pitched roof with a tiled front facing roof slope. Windows are proposed to the front and side, with an entrance door to the rear.

3.0 PLANNING POLICY 3.1 The site falls within an area zoned as Predominantly Residential in the Foxdale Local Plan 1999. As such, General Policy 2 of the Isle of Man Strategic Plan is the key policy in the consideration of this application.

3.2 GP2 states that 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; and (g) does not affect adversely the amenity of local residents or the character of the locality.

3.3 DEFA's Residential Design Guidance (2019) is a material consideration. Section 4.4 of the guidance relates specifically to side extensions.

4.0 PLANNING HISTORY 4.1 No recent planning history has been identified.

5.0 REPRESENTATIONS 5.1 DOI Highways state that they have no highways interest in this application (21.06.21).

6.0 ASSESSMENT 6.1 The key consideration in the assessment of this planning application is the visual impact on the character and appearance of the site and wider street scene.

6.2 As referenced earlier in this report, General Policy 2 of the Strategic Plan requires that development respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them and does not affect adversely the character of the surrounding landscape or townscape. The Residential Design Guidance

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notes that it is key that any side extension respects the proportion, design and form of the existing dwelling and that it appears as a subordinate to the main dwelling.

6.3 The extension would closely resemble the scale of the existing conservatory and would be set well behind the front elevation of the dwelling facing Mines Road, therefore appearing subordinate to the main dwelling. The use of a parapet-style front roof pitch would tie the extension visually with the main dwelling. Impact on the character and appearance of the street scene is considered to be acceptable. It is concluded therefore that the proposed would be in accordance with GP2 of the IOMSP in this regard.

6.4 The proposed side window would not introduce views towards the neighbouring dwelling at a close distance than the existing conservatory and would reduce the total level of glazing facing east. Additionally, the scale of the extension would be modest and would not adversely affect access to sunlight or outlook for the adjacent dwelling. It is considered therefore that there would be no unacceptable impact on residential amenity.

7.0 CONCLUSION 7.1 In summary, the proposal is considered to accord with General Policy 2 of the IOMSP, the guidance set out in the Residential Design Guidance, and the land use designation set out in the Foxdale Local Plan 1999. No adverse impact has been identified as likely with respect of the appearance of the site and surrounding area.

8.0 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 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 : 30.07.2021

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Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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