Loading document...
==== PAGE 1 ====
22/01491/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01491/B Applicant : Mr David Walsh Proposal : Alterations and extensions to dwelling Site Address : Glen Chass The Level Colby Isle Of Man IM9 4AG
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 23.01.2023 __
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. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 28th November 2022; o Drawing No. W/9411/2 o Drawing No. W/9411/1 (B) __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
==== PAGE 2 ====
22/01491/B Page 2 of 4
1.1 The application site is within the curtilage of Glen Chass, The Level, Colby which is a semi- detached two storey dwelling situated to the North West side of The Level.
1.2 The topography of the land means that the rear gardens are almost a storey higher in the rear than the ground floor level of the main dwelling.
THE PROPOSAL 2.1 The current planning application seeks approval for the erection of a two storey extension situated to the Western side of the property measuring approximately 5.240m by 4.622m with an overall height of 5.85m high.
PLANNING HISTORY 3.1 There is one previous application which is relevant in the assessment of this application, PA22/01233/B - Alterations and erection of a two storey extension to rear elevation, which was refused for the following reasoning, "By reason of its large flat roof finish the proposed extension is considered to have an adverse visual impact on the existing dwelling and from public view contrary to General Policy 2 (b and c) and contrary to the design principles of Section 4 of the Residential Design Guidance 2021."
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the South. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development. This policy is followed by Environment Policy 42 which seeks that new development takes into account the existing character and identity of the area.
4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of design, good neighbourliness.
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.
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and state they have no highways interest. (14.12.22)
5.3 Arbory and Rushen Commissioners have considered the proposal and support the application. (22.12.22)
ASSESSMENT 6.2 The main issues to consider in the assessment of this planning application are:
6.3CHARACTER AND APPEARANCE 6.3.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
==== PAGE 3 ====
22/01491/B Page 3 of 4
6.3.2 When looking at the proposal against the previously refused application, we can see that the proposal was initially refused on the basis that the proposal had a flat roof which was an unacceptable form within the overall streetscene.
6.3.3 What is proposed within this application is more in keeping with the existing dwelling and the overall streetscene as a whole, which due to the roofing type will match in with the main dwelling, when looking from a public vantage point, which will ultimately reduce any impact the proposal might have on the overall streetscene.
6.4 NEIGHBOURING AMENITY 6.4.1 With regards to neighbouring amenity, the proposed extension is not increasing any impact upon the neighbours due to the proposal not adding any additional windows to the first floor level, as to add to any perceived or actual overlooking nor should there be an impact from the proposal with regards to overbearing impact or loss of light, as such there is a minimal impact upon neighbouring amenity and the application is deemed acceptable from this point.
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 run- off 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 The proposed extension is deemed acceptable in terms of its form, mass and design by providing a suitable extension to an existing residential property and as such complies with General Policy 2 and in turn the Residential Design Guidance 2021.
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.
==== PAGE 4 ====
22/01491/B Page 4 of 4
Decision Made : Permitted
Date: 25.01.2023
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.
Copyright in submitted documents remains with their authors. Request removal