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22/00882/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00882/B Applicant : Mr Dan Clague Proposal : Extension to the side of the property and new conservatory roof Site Address : 42 Ard Reayrt Laxey Isle Of Man IM4 7QP
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.02.2023 __
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. This application is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and the Residential Design Guide July 2021.
Plans/Drawings/Information;
This approvals relates to the documents and drawing no. 474-01 which have been received on 19th July 2022 and drawing no. 474-02 which has been received on 10th January 2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 42 Ard Reayrt, Laxey, a two-storey detached dwelling located on the north end of Ard Reayrt.
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1.2 The house consists of a two-storey pitched-roof main dwelling, a two-storey pitched- roof front extension, a single-storey pitched-roof extension on the northeast elevation and a hipped-roof conservator on the northwest elevation.
2.0 THE PROPOSAL 2.1 The proposal is the demolition of the existing conservatory, the erection of a replacement single-storey pitched-roof sunroom with a single-storey flat-roof rear extension. The flat-roof extension will have an external staircase. Its roof has glass balustrade to be used as a roof terrace.
3.0 PLANNING HISTORY 3.1 Alterations to approved extension (PA 08/00719/B) and creation of double doors from existing window was APPROVED under PA 09/00442/B.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Proposed Residential in the Area Plan for the East.
Strategic Policy 4.2 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, 5 o General Policy 2 (b) (c) (g) (m) (n) o Paragraph 8.12.1 o Environment Policy o Community Policy 7 and 10 o Infrastructure Policy
PPS and NPD 4.3 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: Section 4.6 Rear Extensions Section 4.7 Flat Roof Extensions Chapter 5 Architectural Details Chapter 7 Impact on Neighbouring Amenities
6.0 REPRESENTATIONS 6.1 Garff Commissioners has no objection to this application (15.08.2022).
6.2 DoI Highway Services states there is no highway interest in this application. (04.08.2022).
7.0 ASSESSMENT 7.1 The key considerations of this application are its impact on the house itself, on the character and street scene of the area and the amenities of the neighbours.
Design of the House Itself 7.2 The rear extension is designed in a more contemporary style compared to the main dwelling. While flat-roof element is not present at the moment, it is an organic part of the new
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extension and does not detract from the design of the whole house. Therefore, it is considered that the flat roof and glass balustrade choice is acceptable.
Character and Street Scene 7.3 The proposal is not visible to the public. Therefore, it is considered that the proposal would not have a negative impact on the character or streetscene of the area.
Neighbouring Amenities 7.4 The extension is single storey and passes the "45-degree Approach". Therefore, it is considered that there is no concern for overshadowing or overbearing.
7.5 The southwest, northwest and northeast elevation has no property within 20m. Therefore, it is considered that there is no additional 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 the 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.
9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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: 21.02.2023
Determining officer
Signed : C BALMER
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Chris Balmer
Principal Planner
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