Loading document...
==== PAGE 1 ====
23/00079/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00079/B Applicant : Mr F Hunter Proposal : Erection of first floor extension above existing garage Site Address : 31 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: 30.03.2023 __
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.
N 1. DEFA Ecosystem Policy Officer has advised that thorough checks for nesting birds must be undertaken prior to works commencing. If nesting birds are found then the works must stop immediately and advice be obtained from the DEFA Ecosystem Policy Team. Works may then only recommence once the birds have finished nesting and the young have fledged. Commencing works without appropriate checks would be considered reckless.
They also strongly recommend that an integrated swift nest brick is erected in the northwest elevation of the new 1st floor extension, as high up as possible under the eaves, but not above the ground floor window.
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, location plan and site plan date stamped as having been received on 16th January 2023 and existing and proposed plan date stamped as having been received on 13th March 2023.
==== PAGE 2 ====
23/00079/B Page 2 of 4
__
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 31 Clybane Rise, Douglas, a two-storey semi- detached dwelling located on the northeast of Clybane Rise.
1.2 The house consists of a two-storey pitched-roof main dwelling, a single-storey pitched- roof side extension and a single-storey hipped-roof rear extension.
2.0 THE PROPOSAL 2.1 The proposal is the erection of a first-floor pitched-roof side extension. It is slightly setback from the front elevation and the ridge of the main dwelling.
3.0 PLANNING HISTORY 3.1 Single storey extension to rear elevation was APPROVED under PA 08/00644/B.
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 does not object to this application (13.02.2023).
==== PAGE 3 ====
23/00079/B Page 3 of 4
6.2 DoI Highway Services states there is no highway interest in this application (01.02.2023).
6.3 DEFA Ecosystem Policy Officer wrote in (14.02.2023) altering multiple pairs of nesting swift and starling in properties on Clybane Rise. The comment recommend an integrated swift nest brick to be installed on the first-floor of the northwest elevation.
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 and the main ridge have 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.33. Therefore, it is considered that there is no additional concern for overbearing or overshadowing.
7.4 There is no new vantage point created on the side elevation. Therefore, it is considered there is no additional overlooking concern.
7.5 While Ecosystem Policy Officer has recommened the installtion of a swift box, it is considered that a condition is not necessary in this case.
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. __
==== PAGE 4 ====
23/00079/B Page 4 of 4
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 Signed : C BALMER
Chris Balmer
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