DEC Officer Report

Application No.: 22/00985/B Applicant: Mrs Tina & Mr Andrew Race Proposal: Replacement & extension of flat roof dormer to rear elevation Site Address: Cronk Steone Rhencullen Kirk Michael Isle Of Man IM6 2HA Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.09.2022

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 considered to comply with Housing Policy 15 and 16 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 9th August 2022;

• o Drawing No. 21/22/01
• o Drawing No. 21/22/02 ______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of Cronk Steone, Rhencullen, Kirk Michael which is a traditional semi-detached dwelling situated to the East of Main Road. THE PROPOSAL - 2.1 The current planning application seeks approval for the erection of a first floor dormer to the rear elevation which will measure 5.475m by 2.35m and have an overall height of 1.035m.

2.2 There is proposed two windows within the dormer and the roofing will be glass fibre to measure the existing property. 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 "not for development" and an "Area of High Landscape or Coastal Value and Scenic Significance" on the 1982 Development Plan, North Map. The site is not within a Conservation Area nor a Flood Risk Zone.

4.2 The key policies for this application are Housing Policy 15 due to the traditional elements of the property, which seeks that extensions or alterations respect the proportion, form and appearance of the existing property and Housing Policy 16 due to the non-traditional parts of the property which seeks that the proposed works wouldn't increase the overall impact of the property as viewed by the public. - 4.3 These policies are then followed by Strategic Policy 5 which seeks that new development should make a positive contribution to the environment of the Island, General Policy 2 sets out general development control standards in connection with the Residential Design Guidance, Environment Policy 1 seeks to prevent development which would adversely affect the side other than in exceptional circumstances, Environment Policy 2 which seeks that development in areas of High Landscape and Costal Value and Scenic Significance does not harm the character and quality of the landscape, General Policy 3 states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exceptions, which do not include the extension of existing dwellings - 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.

4.4 Other material considerations for this application is the Residential Design Guidance (2021) which, although focused on dwellings within settlements, does offer advice in relation to the impact on neighbours and also Planning Policy Statement 3/91 which provides guidance on the design of residential development in the countryside. REPRESENTATIONS - 5.1 The following representations can be found in full online;

5.2 Highway Services have considered the proposal and state "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety,

network functionality and /or parking. The Applicant is advised that highway licences may be necessary for the placing of equipment and / or materials in the highway during works." (01.09.22)

5.3 No comments have 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:

• - principle of development (GP3, EP1, HP16)
• - character and appearance (GP2, HP16)
• - Neighbouring Amenity (GP2)

- 6.2 PRINCIPLE

• 6.2.1 The site is not designated for development, nor does it meet the expectation criteria in EP3. However, HP16 and its supporting text clearly allows for residential extensions in the countryside where they would not detract from the countryside which, in this case of the extension of traditional/ non tradition dwellings where there would not be a substantial increase in terms of floor area (over 50%) nor where the proposed works would increase the impact of the building as viewed by the public.

• 6.2.2 The property in large can be seen from the main road (Main Road) due to its location directly along the roadside. Whilst this is the case the dormer due to its overall size and the way the property is situated upon the roadside, views of the dormer will be minimal.

- 6.3 CHARACTER AND APPEARANCE

6.3.1 As stated above the proposed dormer will be seen from a public vantage point, whilst this is the case due to where the proposed dormer is and the character of the already existing dormers upon the property, the character and appearance of the area should not be impacted by the works.

• 6.3.2 The proposed property whilst originally traditional in form has over time had several nontraditional extensions and elements attached to it. The proposed works are not traditional in nature. The dormer whilst attached to the main traditional form should not detract the main property from its traditional form enough to warrant refusal. As such the proposed works should not impact the character and appearance of the dwelling.

6.4 NEIGHBOURING AMENITY

• 6.4.1 It is not considered that there are any concerns in relation to the impact on neighbouring properties including the church in terms of loss of outlook or overlooking that would justify a refusal.

6.5 OTHER MATTERS

• 6.5.1 The proposed works are an extension 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 runoff will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect. CONCLUSION

7.1 For the above reasons the proposal is considered to comply with Housing Policy 15 and 16 of the Isle of Man Strategic Plan 2016 and therefore acceptable. 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: 21.09.2022 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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