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                                      21/00895/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00895/B Applicant : Mr John Ainsworth & Ms Jillian Blazier Proposal : Erection of a rear extension Site Address : 82 Ballagarey Road Glen Vine Isle Of Man IM4 4EJ

Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 10.09.2021 __

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 planning application is considered to comply with General Policy 2 of the Strategic Plan.

Plans/Drawings/Information;

This approval relates to drawing referenced; 21/3114/01 received on 29 July 2021. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of 82 Ballagarey Road, Glen Vine. The property is a single storey detached bungalow located to the east of the Highway on a wider residential estate. To the north of the dwellinghouse is an attached flat roof garage.

2.0 THE PROPOSAL

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2.1 Proposed is the erection of a single storey, rear extension of the existing bed room. The proposed footprint would measure 20m2 with glazed patio doors to the rear opening into the garden and windows to the three elevations. The extension would project out 4m from the rear elevation. Most of the vertical elements would be finished in painted render and a pitch tiled roof to match the dwellinghouse.

2.2 The propose works are solely contained to the rear elevation.

3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Area Plan for the East.

3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;

3.3 General Policy 2 (GP2) (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 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;

3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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."

3.5 Residential Design Guidance 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.

4.0 PLANNING HISTORY 4.1 The application site has no planning history that is considered relevant to this application.

5.0 REPRESENTATIONS 5.1 Marown Commissioners were written to on the 09/08/21 seeking comments; at the time of writing none had been received. 5.2 Highways Services commented (26/08/21) with no objection.

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c) (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))

6.2 (i) Visual Impact The principle of a extending at the rear at single storey level is an acceptable form of development for increasing the floor area. The proposed extension would be introducing a larger built form and in terms of size and height and the general appearance it is considered proportionate to the rear elevation and designed to serve that specific purpose for a family living room extension. The inclusion of a pitched roof would match that of the existing and the size of the extension would remain subservient to the dwellinghouse.

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6.3 As the extension is contained solely to the rear any views from the highway are screened by the built form of the dwellinghouse. When finished to match the rear elevation, it will ensure the built form is in keeping with the character and appearance of the dwellinghouse. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) and the RDG 2019.

6.3 (ii) Neighbouring amenities The level and scale of development proposed here, especially being single storey are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity, specifically those to the rear and sides. When viewing the proposed extension, it would not be visible from the highway at the front and any views off the rear elevation from those properties to the sides, and rear would be read in the residential context of the property and surrounding streetscene.

6.4 When considering whether there would be any loss of light or overshadowing from the built form of the extension, given the single story nature it would not be considered to have an overbearing effect. The immediate neighbours adjoining the site, would not be disadvantaged from any loss of light over and above the existing levels given the properties orientation and the distances involved. It is further noted we have not received any objections or comments from the adjoining neighbours. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).

7.0 CONCLUSION 7.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide.

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

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Decision Made : Permitted Date : 22.09.2021

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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