DEC Officer Report

Application No.: 21/01135/B Applicant: Mr & Mrs Gavin Smith Proposal: Erection of a first floor extension with associated balcony Site Address: White Strand House Knocksharry Road Lhergydhoo Peel Isle Of Man IM5 2AE Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.11.2021 _________________________________________________________________

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 complies with Housing Policy 16 of the Isle of Man Strategic Plan 2016

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 23rd September 2021:

• o Drawing No. JTM2143-P-00
• o Drawing No. JTM2143-P-01
• o Drawing No. JTM2143-P-02 _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of White Strand House, Knocksharry Road, Lhergydhoo, Peel which is a two storey property with rooms in the attic space. THE PROPOSAL - 2.1 The current planning application seeks approval erect a second storey extension on top of an already existing flat roofed rear extension to create additional living accommodation. The proposed extension roof will be part flat roofed and part pitched with a balcony to the North and West.

2.2 There is also the installation of double doors to the ground floor front elevation. PLANNING HISTORY - 3.1 The previous planning applications are not relevant to the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned "not for development" and an "area of high landscape or coastal value and scenic significance," on the 1982 Development Plan, South Plan. The property is not within a Conservation Area nor a Flood Risk Zone.

4.2 In terms of the Isle of Man Strategic Plan there are a number of relevant policies including Strategic Policy 1 & 5 which seek to make the best use of existing developed sites and to ensure that new development is of good design, Spatial Policy 5, General Policy 3 and Environment Policy 1 which all seek to protect the countryside from unwarranted development and in this specific case the most relevant strategic policy is Housing Policy 16 which states that development of non-traditional properties will not increase the overall impact of the dwelling when viewed by the public. - 4.3 The recently released Residential Design Guidance 2021 whilst more for houses within existing settlements is a material consideration particularly those parts in respect of good neighbourliness and overlooking. - 4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.

REPRESENTATIONS

5.1 The following representations can be found in full online;

5.2 Highway Services have considered the proposal and state "No Highways Interest." (06.10.21) - 5.3 German Parish Commissioner have written in to object to the proposal on the basis that the size is out of place and will dwarf any properties around it, making the visual impact unsatisfactory to the neighbouring houses. (7.10.21)

ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (GP2, b,c)
• - impact on neighing amenity (GP2, g)
• - other matters (CP7, 11 & IP5)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 The site is not designated for development, nor does it meet the expectation criteria in General Policy 3. However, Housing Policy 16 and its supporting text clearly allows for residential extensions in the countryside where they would not detract from the countryside

• which, in the case of the extension of non-traditional buildings means they must not increase the impact of the building as viewed by the public.
• 6.2.2 The property due to its location above the main road is most likely to be viewed by those travelling along the road, which may be at some speed. When travelling East to West you will be able to see the extension from a distance and when travelling west to East you will be able to see the extension slightly.
• 6.2.3 Due to where the proposed first floor extension is going and the glazing of the proposed balcony, which will reduce the overall impact of the proposed extension and due to the likelihood of the front change from window to doors and the installation of glazed balustrade to the already existing boundary wall, the impact on the property and in turn the streetscene would be minimal.

- 6.3 NEIGHBOURING AMENITY

• 6.3.1 With regards to neighbouring amenity, the closest neighbour to the proposed works is "Whitestrand Farm" which is situated to the West of the site approximately over 20m away from the proposed balcony.
• 6.3.2 Whilst it is noted that "Whitestrand Farm" is situated at a lower level than "White Strand House" there is mature hedging and several structures which will assist in the possible overlooking between properties being minimal. As such it is not considered that there are any concerns in relation to impact upon "Whitestrand Farm" in terms of loss of outlook or overlooking that would justify a refusal.

- 6.4 OTHER MATTERS

• 6.4.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal minimally increasing the surface area of the dwelling, as such it is expected that any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect. CONCLUSION
• 7.1 The proposed extension complies with Housing Policy 16 and as such is recommended for approval. 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 : 24.11.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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