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                                      22/00751/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/00751/B Applicant : Mr & Mrs Chris & Kirry Shimmin Proposal : Alterations and erection of a 2 storey extension Site Address : Garthcote Ballakillowey Road Colby Isle Of Man IM9 4BD

Senior Planning Officer: Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 14.09.2022 __

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 is in accordance with General Policy 2 of the IoM Strategic Plan

Plans/Drawings/Information;

This decision relates to drawings received on 20 June 2022, referenced; 1, 2b, 3, 4

__

Interested Person Status - Additional Persons

None __

Officer’s Report

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1.0 THE SITE 1.1 The application site is the residential curtilage of an existing dwelling which sits on the corner of the junction of the Ballakillowey/Sloc Road (A36) and the main road which connects Colby with Ballafesson (A7). The property sits roughly in the centre of the site and has an attached garage which lies to the north of the dwelling.

1.2 The property is a two storey detached house with two storey rounded bays on the front elevation which are visible above the roadside wall and vegetation along with the garage which is visible from the A36. The property including the area which is proposed to be extended is visible from the approach to the site from the south.

2.0 THE PROPOSAL 2.1 Proposed is the erection of a two storey rear extension (north east elevation) adjacent to the existing garage. The proposed extension would measure the same depth as the existing garage 5.1m deep and across the width of the rear elevation of 9m.

2.2 The proposed finished would see slate hipped roof to match the dwelling house with dash-render to the walls and Upvc fenestration details. The roof design would see twin pitched roofs with a central valley and hipped ends.

3.0 PLANNING POLICY 3.1 The application site is identified on the Area Plan for the South as Predominately Residential.

3.2 The site is not within a designated Conservation Area or within an area identified as being at floor risk from tidal or surface water flooding. There are no registered trees / tree areas identified on / adjacent to the application site.

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

o General Policy 2 - General development considerations

3.4 The Strategic Plan also states: "8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use 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 Other Material Considerations;

Residential Design Guidance (2021) This document 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 properties and sustainable methods of construction.

4.0 PLANNING HISTORY 4.1 19/00733/B - Erection of extension to side elevation. Approved. This approval gave permission for a single storey extension to the south east with a hipped roof and finished to match those on the main building.

5.0 REPRESENTATIONS 5.1 Arbory Commissioners commented (02/08/22 & 18/08/22) with no objection.

5.2 Highways Services commented (06/07/22 & 27/07/22) do not object.

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                                      22/00751/B                                     Page  3  of  4

6.0 ASSESSMENT 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))

6.1 The principle of a extending at the rear elevation at two story's in height at the rear would replicate the existing built form, in terms of matching eaves level and ridge height and width of the main built form, which would be considered to be an acceptable form of development for increasing floor area to the property that would not erode the remaining amenity space of the property.

6.2 The design of the proposed rear extension is to echo the proportions of the existing and whilst introducing a larger built massing / form by building at two stories. The design and extent of the rear extension would be considered proportionate to the rear and side elevations of the house and designed to serve that specific purpose in terms of size, height and general appearance that could be considered complimentary in terms of visual amenity.

6.3 These design attributes, particularly the roof with its hipped ends, helps to reduce the overall massing at the rear and would match that of the existing roof profile. The inclusion of double pitched roofs, helps the visual amenity to keep the profile appropriate to the existing dwelling house.

6.4 The proposed general fenestration would be considered to be in keeping throughout the existing character of the property and its recent side extension. When finished to match the existing dwelling house in terms of materials and colour it will ensure the built forms are in complementary to the character and appearance of the dwelling house and read as one entity.

6.5 When viewing the proposed extension and the dwelling house, it would not be as apparent from the highway at the front and any views would be from the side off Ballakillowey Road when passing. However given the orientation of the property on the corner and the depth the dwelling sits within the site it may not be that apparent. In any case its visual impact would be read in the residential context of the property and its surrounding street scene.

6.6 Whilst this massing could increase any views from the highway, the proposal would be considered an improvement on the existing in terms of design and appearance and would infill the area to the rear and adjacent to the garage.

6.7 (ii) Neighbouring amenities With regard to the above, the level and scale of development to extend the garage to the rear are considered to be relatively minor and not judged to cause harm to the enjoyment of the neighbouring amenity. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the alterations would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.

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);

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(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 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: 15.09.2022

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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