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23/00075/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00075/B Applicant : Mr Andrew Berridge Proposal : Erection of side Extension to provide ground floor additional living space (as an annex) with first floor storage 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: 24.03.2023 __
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. The living accommodation (annex) within the ground floor of the side extension hereby approved shall only be used in association with the main dwelling house "25 Clybane Rise" and for purposes incidental to the use of main dwelling house "25 Clybane Rise" as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan JTM2208A-P-02 received on the 10.02.2023.
Reason: The dwelling is within a single residential plot within an area of similar developments. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
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;
This approval relates to the documents and drawing no. JTM2208A-P-01, JTM2208A-P-02 which have been received on 10th February 2023.
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23/00075/B Page 2 of 4
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 25 Clybane Rise, Farmhill, Douglas, a two-storey semi-detached dwelling located on the northeast of Clybane Rise.
2.0 THE PROPOSAL 2.1 The proposed work is the erection of a single-storey pitched-roof side extension. The ground floor will be a living room and an en-suit and the roof space is used for storage and can be accessed from the first floor.
3.0 PLANNING HISTORY 3.1 Erection of 2 storey side extension and installation of photovoltaic cells to the roof was APPROVED under PA 22/00982/B. The current proposal is similar in footprint but half a story shorter.
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 4.2 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 states o Environment Policy 42 o Transport Policy 7 o Appendix 7.6 o Community Policy 7 and 10 o Infrastructure Policy 5
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: o Section 4.8 Extension to Side Elevations o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties
6.0 REPRESENTATIONS 6.1 Braddan Parish Commissioners has no objection to this application (14.03.2023).
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6.2 DoI Highway Services states there is no highway interest in this application (08.03.2023).
7.0 ASSESSMENT 7.1 The main consideration for this application are its impact on the appearance of the property itself, on the character and streetscene of the area and on the amenities of the neighbours.
7.2 The extension is designed in a similar style as the main dwelling and it complies with RDG 4.8. The recess from the front elevation has reduced its dominating impact on the streetscene. Therefore, the design is considered acceptable.
7.3 The extension is smaller compare to the side extension of No.23. Therefore, it is considered that there is no additional concern for overbearing or overshadowing.
7.4 The new windows all only looking onto the side elevation of No.23, which has no windows. Therefore, it is considered there is no additional overlooking concern.
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 INTERESTED 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: 30.03.2023
Determining officer
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23/00075/B Page 4 of 4
Signed : C BALMER
Chris Balmer
Principal Planner
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