76879

==== PAGE 1 ====

                                      22/00849/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/00849/B Applicant : Miss Joy Ellis Proposal : Loft conversion involving the raising of existing roof and installation of dormers and erection of a porch extension Site Address : South View Clannagh Road Santon Isle Of Man IM4 2HP

Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 12.09.2022 __

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 application is considered to comply with the principles of both Housing Policies 15 and 16, and considered to have an acceptable impact on the wider countryside in line with Environment Policy 1. The proposal is also considered to comply with Community Policies 7 and 11 and the principles of General Policy 2 (b, c, g, h and i) of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to covering letter and drawing numbers 01, 02, 03, 04 and 05 all date received 12/07/2022. __

Interested Person Status - Additional Persons

None __ Officer’s Report

==== PAGE 2 ====

                                      22/00849/B                                     Page  2  of  4

THE SITE 1.1 The site relates to an existing property which sits on the north eastern side of the B37 Clannagh Road which links Newtown with Stuggadhoo crossroads. The existing property is a detached traditionally styled bungalow which was originally approved as a replacement of a previously property on the site, under PA 99/00806/B. The building comprises two integrated stacks at each gable end and two windows either side of a stone clad peaked front porch. There is a non-traditional conservatory on the side elevation which was approved in 2008. The eaves level of the dwelling and porch currently measures approx. 2.5m tall and the central ridge 4.7m.

PROPOSAL 2.1 Proposed is the upwards extension of the existing dwelling to provide additional living space within the roof and the installation of two peaked dormers on the front elevation. The proposal seeks to increase eaves to approx. 3.2m and central ridge will be increased by 900mm to 5.6m. The dormers will run flush with the front elevation and will be painted render to match. The stacks are to be retained and similarly increased in height to match. The proposal also includes the installation of some roof lights across front and real slopes and an increase to the existing front porch and the installation of a new ramped access to a proposed doorway on the side elevation of the proposed porch.

PLANNING HISTORY 3.1 Aforementioned in 1.1 the existing dwelling was originally built as a replacement dwelling under 09/00806/B and a further conservatory was added under 08/01329/B. There have been no physical works since but the property has been approved for additional tourist use under 18/00241/B.

PLANNING STATUS 4.1 The site lies within an area that is not designated for development on the Area Plan for the East 2020. The site is not within a Conservation Area and is not recognised as being at any flood risk on recent flood mapping. Given the nature of the proposed works the following policies are relevant for consideration:-

4.2 Strategic Policy 1 and 2 states that development should optimise and make best use of land, resources and existing infrastructure, and that all new development should be directed to existing established settlements. Spatial Policy 5 states that only those exceptions listed in General Policy 3 are to be allowed in the countryside although Housing Policies 15 and 16 make provision for alterations to existing rural dwellings (their wording is provided in full below). Strategic Policy 5 encourages development to make positive contribution to the environment and Environment Policy 1 protects the countryside from harm. General Policy 2 sets out normal 'development control' considerations, including the siting, layout, scale, form and design of buildings, impact on the surrounding landscape, amenity, highway safety, reducing energy consumption etc.

4.3 Infrastructure Policy 5 requires methods for water conservation/management to be incorporated into development proposals, and Community Policies 7 and 11 seek to reduce spread of fire and reduce criminal activity. Transport Policy 7 notes that in all new development, parking provision must be in accordance with the Department's current standards as set out in Appendix 7 of the Strategic Plan. For a residential dwelling the requirement is for 2 parking spaces.

4.4 Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).

==== PAGE 3 ====

                                      22/00849/B                                     Page  3  of  4

4.5 Housing Policy 16: The extension of 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.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Santon Commissioners - no comments received as of 12/09/2022.

5.2 Department of Infrastructure Highway Services - No highways interest (27/07/2022).

5.3 No comments received from neighbouring properties.

ASSESSMENT 6.1 Policies of the plan first seek to direct development to existing previously developed site or those that are already within established settlements so as to make best use of existing infrastructures and services. There are however two policies which specifically address existing dwellings in the countryside and that depending on their starting position (whether traditional or non-traditional) will effect which policy is more appropriate in the assessment. In this case it is clear that the existing dwelling is a 'newer' build being approved in 2009 but that it has been purposefully designed to mimic a traditionally styled dwelling. It would therefore not be unreasonable in this assessment to have regard to both HP15 and HP16 as well as those wider policy objectives that seek to make best use land already developed.

6.2 The proposals are not reflective of the general design principles for traditional dwellings contained in Planning Circular 3/91, however as above the starting position is not strictly an older traditional dwelling and so there could be some degree of flexibility in what works the dwelling could perhaps accommodate without adversely impacting the traditional features it does have (HP15) and without harming its overall visual impact from a public perspective (HP16) or the wider rural landscape (EP1).

6.3 There are some other properties around the island that incorporate this type of dormer extension and so would not be wholly out of place per se. The upwards extension of both the main walls of the dwelling as well as the ridge helps to maintain the general form and proportion of the roof of the property and ensuring the stacks are retained and similarly increased in height ensures their continued input as part of the traditional features. The proposed changes to the porch will increase its size and prominence, although if the proposal did not match its eaves to the altered dwelling it would likely draw more attention to what changes have occurred to the main house, and so increasing the porch eaves to match helps to maintain a uniform appearance throughout.

6.4 The dwelling is set back slightly within the plot but can still be seen from the main road. There is a neighbouring dwelling to the west which is a similar styled bungalow albeit less traditional in its appearance with stepped extensions to one end. The works will undoubtedly be viewable by passing members of the public but are not considered to result in any significant adverse visual impacts as to harm the overall appearance of the dwelling in its own right or in the wider rural landscape or when compared it its neighbour, and given the starting position being one which was not strictly an older traditional dwelling but more so a bungalow comprising some traditional features which are largely being retained.

CONCLUSION 7.1 The proposal results in works to an existing house that will alter its appearance from the road but is not considered to be an adverse change so as to harm public views or the wider rural landscape in line with those principles of HP16 and EP1. The works retain the existing

==== PAGE 4 ====

                                      22/00849/B                                     Page  4  of  4

features of the house which form part of its traditional qualities in line with HP15, but it's still clearly a modern interpretation of an older dwelling. The proposal makes use of the sites existing infrastructure and not to result in any increased fire or criminal activity, nor to result in any neighbouring amenity impacts or highway safety issues in line with GP2.

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 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: 12.09.2022

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.