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22/00579/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00579/B Applicant : Mrs Joanna Shepherd Proposal : Erection of proposed front canopy porch extension and external alterations to existing Bedroom to provide five roof lights Site Address : 3 Parsonage Glebe St Johns Isle Of Man IM4 3LT
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.06.2022 __
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 the Residential Design Guidance 2021.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, dated as received on 10th May 2022; o Drawing No. M/9813/1 o Drawing No. 16 1179 1 o Drawing No. 16 1179 2 o Drawing No. 16 1179 3 Rev B
This decision also relates to the following drawing, received on the 27th June 2022 o Drawing No. 16 1179 4 Rev B
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22/00579/B Page 2 of 4
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is No. 3 Parsonage Glebe, St Johns which is a detached two storey dwelling, located within a small cul-de-sac of three properties which form Parsonage Glebe. The property sits within a large plot north of the main A1 Ballacraine Road which runs through St Johns. The rear of the property backs on to an area of open land which adjoins with the St Johns Arboretum.
THE PROPOSAL
2.1 The current planning application seeks approval for erection of a front porch and the addition of 5 roof lights to the existing garage.
PLANNING HISTORY
3.1 The previous applications are not relevant in the assessment of this application.
PLANNING POLICY
4.1 The site lies within an area zoned as Predominantly Residential on the St Johns Local Plan 1998. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development.
4.3 The recently released Residential Design Guidance 2021 is also 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, below is a short summery;
5.2 Highway Services have considered the proposal and state "No Highways Interest." (26.05.22)
5.3 No comments have been received from German Parish Commissioners at the time of writing this report.
ASSESSMENT
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22/00579/B Page 3 of 4
6.1 The main issues to consider in the assessment of this planning application are the character and appearance of the proposed works and whether there are any impact upon neighbouring amenity.
6.2 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.
6.3 With regards to the proposed open aired timber framed porch, this is not visible from the main roadway, nor will it be readily visible within the surrounding area, the proposed development is not considered to impact the character and appearance of the existing dwelling as such the proposed porch is considered acceptable.
6.4 Turning towards the proposed rooflights, due to their location within the roof, they are not expected to generate any impacts on the amenity and privacy of the surrounding neighbours above what is already the case, in addition to this it must be minded that the nearest property does sit approx. 22m from the nearest point of the front elevation of the garage and at a level much lower than the application site thus helping to reduce the impact on privacy. The size, design and form of the proposed windows is not considered to impact the appearance of the dwelling to warrant a concern and generally respect the site to an acceptable level.
6.5 The proposed works are alterations 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, water run-off nor will there be an increase in water usage.
CONCLUSION
7.1 The proposed alterations are acceptable in terms of their form, mass and design by providing a suitable alteration 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; (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 __
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22/00579/B Page 4 of 4
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: 19.08.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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