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Application No.: 23/00423/B Applicant: Mr Robert Wilson Proposal: Remove existing conservatory and replace with a slightly enlarged extension with slate roof Site Address: Apple Garth Patrick Road St Johns Isle Of Man IM4 3BN Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.06.2023
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 would accord with General Policy 2, Environmental Policy 1 and Housing Policy 15 of the Isle of Man Strategic Plan 2016, and is recommended for approval.
Plans/Drawings/Information; This decision relates to drawings and supporting information received on 12 April 2023, referenced; 01, 02, 03, 04, 05 and 06 _______________________________________________________________ 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 these do relate to planning considerations:
Flood Management Division (DOI)
_____________________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site is the residential curtilage of an existing dwelling Apple Garth, Patrick Road. The property is a detached two storey Manx vernacular property facing directly on to the main road and sits within a modest size plot. The site has a half moon shape with the River Neb running along the northern boundary.
2.0 THE PROPOSAL - 2.1 Proposed is the removal of the conservatory (3.2m x 2.4m) on the rear elevation (north east corner) and in its place the erection of a purpose built extension with a slate roof. The proposed replacement would be erected on the exiting footprint of the conservatory.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is not designated for development on the Isle of Man Planning Scheme (Development Plan) Order 1982. - 3.2 The site is not within a Conservation Area nor are there any registered trees affected by the proposals. Part of the site is identified as being with a high flood risk (River) area. - 3.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; Strategic Policy
3.5 Residential Design Guide (2021) This document provides detailed advice including sustainable development and climate change resilience, design of new houses and extensions to existing residential properties as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 4.0 PLANNING HISTORY
4.1 The following permissions are considered relevant to this application; 16/01078/C - Change of use to occasional holiday cottage. Approved. - 5.0 REPRESENTATIONS
5.1 Patrick Commissioners (26.05.23) deferred making comment until their next committee meeting on 12/06/23. No further comments have been received at the time of writing.
5.2 Highways Services commented (22/05/23) No objection. - 5.3 Flood Risk Management (22.05.23) identifies the property is within a flood risk area and seeks that; "The new extension should be built with flood resilient materials and electrics should be above potential max flood height." - 5.4 Defa Fisheries (08/06/23) No Objection but applicants to take precautions as to not affect the river.
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.1 Principle The site falls outside of a defined settlement boundary and within the open countryside, is not designated for residential development with the proposals not according within one of the defined exception criteria outlined in General Policy 3. However, housing Policy 15 and its supporting text do include the provision for extensions to traditional dwellings within the countryside, provided such additions are of a high quality design, would not detract from the character and appearance of the countryside, nor increase the overall visual impact of the resultant dwelling in the context of the public realm. - 6.2 It is noted that this proposal is seeking a replacement of an aged conservatory and would be a more purposeful addition to the property built over the same footprint. When assessed against the current policies of the Strategic plan, HP15, the main emphasis is on the visual impact of the proposal and whether there would be any adverse impact upon the countryside (Ep1) as assessed below. Design & Visual Impact - 6.3 The proposal would be a direct replacement in terms of size and form, but essentially replacing a conservatory that was installed in late 1980's which has clearly stood the test of time but now in need of changing. Being located to the north elevation, the rear, it is totally screened by the dwelling house from the highway. There are no opening doors on the proposal that would allow or increse the prospect of flooding to the property. The only addition is a small window to the bathroom. In this instance. the proposal would not allow for any increase risk of flooding and in terms of a purpose built extension would provide for more appropriate habitable accommodation without being detrimental to the existing dwelling. - 6.4 The proposal could be considered an improvement on the existing in terms of design and appearance that complies with those sections of General Policy 2 and the RDG 2021 without harming the visual character and quality of the countryside within this area of high landscape value in accordance with Hp15, Ep1 Neighbouring amenities - 6.5 In terms of the nearest neighbour and any adverse impact, it is not considered to result in any loss of light, privacy or overshadowing from the built form of the replacement conservatory. It is further noted the local authority do not object and we have not received any objections or comments from nearest neighbours property (Byways) having being notified through the new procedures. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
8.3 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: 23.06.2023 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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