DEC Officer Report

Application No.: 22/01553/B Applicant: Mr John Thomson Proposal: Demolition of existing garage and store, alterations and extension to existing dwelling to form new Kitchen & Living Dining areas Site Address: Clove Cottage Main Road Kirk Michael Isle Of Man IM6 2HG Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.06.2023

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.

• C 2. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.

This application has been recommended for approval for the following reason.

This application is considered to comply with General Policy 2, Environment Policy 35 and Paragraph 8.12.1 of the Strategic Plan, Planning Policy Statement 1/01, Planning Circular 1/98 and Residential Design Guide 2021.

Plans/Drawings/Information;

This approval relates to the documents and drawing no. 100 which have been received on 29th December 2023 and drawing no. 200 Rev which has been received on 15th May 2023.

_______________________________________________________________ Interested Person Status – Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:

Manx Utilities _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of Clove Cottage, Main Road, Kirk Michael, a twostorey detached dwelling located on the southeast of Main Road, between its two junctions with Faaie-Ny-Cabbal. - 1.2 The house consists of a two-storey pitched-roof main building, a single-storey flat-roof porch, a two-storey pitched-roof side extension, a single-storey pitched roof garage at the northeast of the main dwelling and a single-storey near-flat-roof hallway connecting the main building and the garage.

2.0 THE PROPOSAL - 2.1 The proposed is the demolition of the hallway and the garage and the erection of replacement pitched roof extension. The proposal also include the erection of a glass hallway connecting the porch with the extension. - 2.2 The proposed extension is single-storey with mono-pitched roof. It is at the northeast of the main building and in line with the side extension. The extension will have aluminium roof and vertical timber cladding finish. There are windows and doors on all side of the extension. There is also a flue.

- 3.0 PLANNING HISTORY

3.1 Alterations, demolition of existing garage, erection of two storey extension and driveway and vehicular access amendments (in association with 19/00372/CON) was APPROVED under PA 19/00371/B. The approved extension is much bigger than the current proposal but the external finish is more traditional than the current proposal. - 4.0 PLANNING POLICY Site Specific

4.1 The site is within an area designated as Residential in the Kirk Michael Local Plan.

4.2 The site is within the Kirk Michael Conservation Area. 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, 4(a) and 5
• o Paragraph 4.3.11
• o General Policy 2 (b) (c) (g) (m) (n)
• o Paragraph 8.12.1
• o Environment Policy 35, 42
• o Transport Policy 7
• o Appendix 7.6
• o Community Policy 7, 10

• o Infrastructure Policy 5

PPS and NPD

4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area. - 4.5 Planning Circular 1/98 - The Alteration and Replacement of Windows Set

5.0 OTHER MATERIAL CONSIDERATIONS Legislation

5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7. Strategy and Guidance

5.2 The Residential Design Guide (July 2021) contains the following policies that are considered materially relevant to the assessment of this current planning application:

• o Section 4.5 Front Extensions
• o Section 4.7 Flat Roof Extension
• o Section 4.8 Side Extensions
• o Chapter 5 Architectural Details
• o Chapter 7 Impact on Neighbouring Properties

- 6.0 REPRESENTATIONS

6.1 Michael Commissioners has not commented at the time of the report (22.05.2023). - 6.2 DoI Highway Services does not oppose this application (19.01.2023). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking. - 6.3 Manx Utilities does not object to this application (23.05.2023). - 6.4 The Principal Registered Building Officer (22.05.2023) does not object to this application after plan with amended position of the extension has been received.

7.0 ASSESSMENT Conservation Areas Statutory Test 7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or enhance the character of the Conservation Area.

7.2 The new extension is designed in a different style compared to that of the main dwelling. In the meantime, it is also connected organically to the main house with the glass hallway. Therefore, it is considered that the proposal preserves the appearance of the building and the character of the area and passes the test. Elements of Assessment

7.3 The key considerations of this application are its impact on the house itself, on the character and appearance of the area, and the amenities of the neighbours.

• Design of the House Itself
• 7.4 As mentioned in paragraph 7.2, it is considered that the proposal preserve the character of the house. Character and Streetscene
• 7.5 As mentioned in paragraph 7.2, it is considered that the proposal preserve the character of the area. Neighbouring Amenities
• 7.6 The proposal passes the "45 Degree Approach" and is considered to not have additional concern for overbearing or overshadowing.
• 7.7 The proposed new openings on the north and west are considered have an acceptable level of additional overlooking when compared to that of the existing main dwelling.
• 7.8 There is no neighbouring building within 20m of the south elevation so it is considered that there is no concern for overlooking.

- 8.0 CONCLUSION

8.1 The proposal is considered to comply with General Policy 2, Environment Policy 35 and Paragraph 8.12.1 of the Strategic Plan, Planning Policy Statement 1/01, Planning Circular 1/98 and Residential Design Guide 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.

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: 13.06.2023 Determining officer Signed : C BALMER

Chris Balmer Principal Planner

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