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22/00982/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00982/B Applicant : Mr Andrew Berridge Proposal : Erection of 2 storey side extension and installation of photovoltaic cells to the roof. Site Address : 25 Clybane Rise Douglas Isle Of Man IM2 2LY
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.10.2022 __
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.
C 2. Details of the swift box/brick shall be approved in writing by the Department within three month of the date of the application approval and the box/brick is to be installed/erected at the earliest opportunity suggested in the approved swiftbox/brick details.
Reason: to preserve and protect bio-diversity
C 3. Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following windows and shall be maintained as such thereafter;
South East Elevation - Ground Floor Kitchen/dining door
Reason: In the interests of neighbouring residential amenities.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021.
Plans/Drawings/Information;
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22/00982/B Page 2 of 4
This approval relates to the documents and drawing no. JTM2208-P-01, JTM2208-P-02 which have been received on 9th August 2022.
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Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
23 Clybane Rise, Douglas as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 26 Clybane Rise, a two-storey semi-detached located on the north of Clybane Rise.
2.0 THE PROPOSAL 2.1 The proposal is the erection of a two-storey side extension. The proposal also includes the installation of solar panels on the existing and proposed roofs on both slopes.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 3,5a o General Policy 2 (b) (c) (g) (m) (n) o Paragraph 8.12.1 states o Environment Policy 42 o Community Policy 7 and 10 o Infrastructure Policy 5
PPS and NPD 4.10 No Planning Policy Statement or National Policy Directive is applicable to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Section 4.8 Extension to Side Elevations o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties
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22/00982/B Page 3 of 4
6.0 REPRESENTATIONS 6.1 Braddan Parish Commissioners has no objection to this application (19.08.2022).
6.2 Highway Services states there is no highway interest in this application (24.08.2022).
6.3 DEFA Ecosystem Policy Officer wrote in (24.08.2022) to recommend through checks on existing dwelling and an integrated swift next brick/box to be erected on the new extension.
6.4 23 Clybane Rise wrote in objection to this application (03.09.2022). The comment is concerned about overlooking from the new door on the side elevation.
7.0 ASSESSMENT 7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area and on the amenities of the neighbours.
Design of the House Itself 7.2 The side extension has a similar design to the main dwelling. Therefore, it is considered that there is no negative impact on the character of the house.
Character and Street Scene 7.3 The side extensions are of similar proportion along the road and so does the narrow gap left between properties. Therefore, it is considered that there is no negative impact on the character of the area or the streetscene.
Neighbouring Amenities 7.4 There is no window on the side elevation of No. 23. Therefore, it is considered that there is no additional impact on overbearing, overshadowing or overlooking.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 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 which 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.
9.2 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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22/00982/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: 12.10.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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