DEC Officer Report

Application No.: 21/01493/B Applicant: Springwater Estates Ltd Proposal: Erection of extensions to replace existing conservatory's Site Address: Springwaters Ballamodha Straight Ballamodha Ballasalla Isle Of Man IM9 3AZ Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.01.2022 _________________________________________________________________

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 General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 9th December 2021:

• o Location Plan
• o Drawing No.1616.1
• o Drawing No. 1616.2

Interested Person Status

Additional Persons None

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_____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of Springwaters, Ballamodha Straight, Ballamodha which is a large property situated to the east of the A3 Ballamodha/Foxdale Road. THE PROPOSAL - 2.1 The current planning application seeks approval to demolish two existing conservatories and erect replacement extensions. One extension measures 4.762m by 3.923m and the other measures 4.519m by 3.737m.

2.2 The proposed extension to the West of the site is to be smooth sand/ cement render to the walling and cupa r12 slates to match the existing dwelling with the extension to the South of the site being smooth sand/ cement render with dark grey stone cladding with cupa r12 slates to match the existing. PLANNING HISTORY - 3.1 There are several application on the site of which PA20/01183/B is the most recent and was for "Refurbishment, alterations and erection of extension to existing farmhouse" Permitted. PLANNING POLICY - 4.1 The site lies within an area designated as "Not for Development" on the Area Plan for the South. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone.

Given the nature of the application, the land designation and the non-traditional form of the property. Housing Policy 16 is the key policy and seeks that extensions to 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.

4.3 There are a number of other relevant policies specific to this application, Strategic Policy 5 which seeks that new development should make a positive contribution to the environment of the Island, General Policy 2 sets out general development control standards in connection with the Residential Design Guidance, General Policy 3 states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exceptions, which do not include the extension of existing dwellings, Environment Policy 1 seeks to prevent development which would adversely affect the side other than in exceptional circumstances. - 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. - 4.5 Other material considerations for this application is the Residential Design Guidance (2021) which, although focused on dwellings within settlements, does offer advice in relation to the impact on neighbours and also Planning Policy Statement 3/91 which provides guidance on the design of residential development in the countryside. REPRESENTATIONS

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5.1 The following representations can be found in full online; - 5.2 Highway Services have considered the proposal and state "No Highways Interest." (31.12.21) - 5.3 Malew Parish Commissioners have considered the proposal and state they have no objection. (19.01.22) 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 (RDG, CP7, 11 & IP5)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
• 6.2.2 In the case of this application due to the property's location, situated behind a small cluster of mature trees, it's away from a prominent public vantage point. The proposed works by reasoning of their size and scale are subservient and are relatively in keeping with the main dwelling.
• 6.3 NEIGHBOURING AMENITY

• 6.3.1 With regards to neighbouring amenity, the closest property to the site is "Close Clark" which is situated to the South of the site. "Close Clark" is situated over 45m away from "Springwaters" and as such it is deemed there will be a minimal impact on neighbouring amenity.

6.4 OTHER MATTERS

• 6.4.1 The proposed works are replacement extensions 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. Whilst the proposal is increasing the overall surface area of the dwelling, it is deemed that any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extensions will not increase water usage of the dwelling and therefore there are no new issues in this respect. CONCLUSION

7.1 The proposed extensions are acceptable in terms of their form, mass and design by providing suitable extensions to an existing residential property and as such complies with General Policy 2 and in turn the Residential Design Guidance 2021. 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;

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• (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 : 31.01.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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