DEC Officer Report

Application No.: 22/00628/B Applicant: Mr & Mrs Daniel Furner Proposal: Erection of Front Porch and installation of Bi-Folding doors to side (South) elevation Site Address: 17 Cleiy Rhennee Kirk Michael Isle Of Man IM6 1HT Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.07.2022

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 1st June 2022;

• o Drawing No. JTM21993-P-01
• o Drawing No. JTM21993-P-02 _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of 17 Cleiy Rhennee, Kirk Michael an existing two storey detached dwelling situated within a small cul-de-sac between Shore Road and the old Dismantled Railway. THE PROPOSAL - 2.1 The current planning application seeks approval for two items, firstly for the erection of a lean-to front porch measuring 2.175m by 2.175 and for the installation of aluminium bi-folding doors to the South elevation measuring 3m by 2.1m. 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 Kirk Michael Local Plan 1994 Map. 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." (23.06.22) - 5.3 No reply has been received from Michael Commissioners at the time of writing this report. 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 there are two parts firstly the installation of a porch to the front elevation and then the installation of the bi-folding doors to the side elevation.
• 6.2.3 When looking at the proposed porch, having looked at the 6 property cul-de-sac in which No. 17 Cleiy Rhennee is situated within, the properties are almost all the same with No.17 and No.15 having a pitched open porch to the front elevation.
• 6.2.4 Whilst this is the case, having non-conforming items within a housing estate adds interest and additional features which can enhance the surrounding area. The proposed porch within this application, whilst it will be noticeable is unlikely to have an impact upon the streetscene as a whole.
• 6.2.5 Turning towards the proposed bi-folding doors, this alteration is an acceptable alteration which is seen in residential properties as such the impact on the overall character and appearance of the streetscene is minimal

- 6.3 NEIGHBOURING AMENITY

• 6.3.1 With regards to neighbouring amenity, there will be no impact upon neighbouring amenity with regards to the porch and with regards to the bi-folding doors these will not increase any impacts to the neighbouring amenity above and beyond what is currently in place.

6.4 OTHER MATTERS

• 6.4.1 The proposed works are an extension and alteration 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 whilst increasing the surface area of the dwelling, any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed porch 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 and bi-folding doors are acceptable in terms of their form, mass and design by providing a suitable extension and 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

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 : 13.07.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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