DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00461/B Applicant: Mr Mark Shuttleworth Proposal: Alterations and Extension Site Address: Ballatroorane Beg Main Road Santon Isle Of Man IM4 1EP Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 31.08.2023

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 be commenced until a soft planting scheme for the green wall and roof has been submitted to and approved in writing by the Department. Such a scheme shall include a planting specification, a programme of implementation and a maintenance schedule.

All planting shall be carried out in accordance with the approved details and maintained for the lifespan of the building. Any plants indicated on the approved scheme which from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other plants of a species and size in accordance with the maintenance schedule.

Reason: In the interests of the character and appearance of the site and surrounding area. N 1. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025. You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.

To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.

This application has been recommended for approval for the following reason. The proposal complies with Housing Policy 15 & 16 and General Policy 2 and is deemed acceptable.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 20th April 2023;

• o Drawing No. PA-000
• o Drawing No. PA-001
• o Drawing No. PA-100
• o Drawing No. PA-200
• o Drawing No. PA-201
• o Drawing No. PA-250
• o Drawing No. PA-251
• o Drawing No. PA-700
• o Drawing No. PD-001
• o Drawing No. PD-100
• o Drawing No. PD-250
• o Drawing No. PD-251
• o Drawing No. X-001
• o Drawing No. X-100
• o Drawing No. X-200
• o Drawing No. X-201
• o Drawing No. X-250
• o Drawing No. X-251
• o Drawing No. X-700
• o Drawing No. X-701
• o Drawing No. X-702 This decision also relates to the following also relates to the following drawings;
• o Pitched Roof Details dated received 19th June 2023
• o Drawing No. PA-350 dated received 19th June 2023
• o Green Wall Grid Elevations and Sections dated received 19th June 2023
• o Eaves Detail dated received 20th June 2023
• o Panel details dated received 20th June 2023
• o Bat Survey dated received 17th July 2023 _______________________________________________________________

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Ballatroorane Beg, Main Road, which is situated to the South of Main Road. The existing dwelling is single storey with a lean to extension to the Western elevation, the property is raised of the ground and situated almost directly to the roadside.

1.2 There is no parking available upon the site. THE PROPOSAL

2.1 The current planning application seeks approval for the removal of the existing side extension and the erection of a new single storey pitched roof extension. The works also include the removal of a couple of trees and the alteration of floor levels to accommodate the proposed extension. - 2.2 The extension is connected to the main dwelling by a short link extension. With the main extension providing a bedroom and shower room. The main aspect of the proposed extension is the green wall to the North elevation and the green roof to the North pitch. Solar panels have been proposed to the rear roof of the extension. - 2.3 The materials of the rest of proposal is timber cladding with all the windows having a metal brise soleil with metal infill panels.

PLANNING HISTORY

3.1 The previous applications are not relevant in the assessment of this application. PLANNING POLICY - 4.1 The application site is not designated for development on the Area Plan in the East and is not situated within a Conservation Area nor a Flood Risk Zone. In terms of planning policy, the key policies are Environment Policy 1, Housing Policy 15 due to the traditional elements of the property and Housing Policy 16 due to the non-traditional aspect of the property, both of which are in respect of the visual assessment of the proposal within the streetscene and rural area, along with the general standards towards development as set out in General Policy 2 notably those parts referring to amenity and highway safety (parts b, c, g, h and i).

4.2 These policies are then followed by Strategic Policy 5 which seeks that new development should make a positive contribution to the environment of the Island, General Policy 2 sets out general development control standards in connection with the Residential Design Guidance, Environment Policy 1 seeks to prevent development which would adversely affect the side other than in exceptional circumstances and General Policy 3 states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exceptions, which do not include the extension of existing dwellings 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, "After reviewing this application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking. The applicant is advised that Highway Licences may be necessary for any equipment and materials to be places within the highway for the duration of the works." (05.05.23)

5.3 No comments have been received by Santon Commissioners at the time of writing this report. - 5.4 DEFA Ecosystem Policy Officer has requested that a Bat survey is done prior to approval, which was received and confirmed as acceptable on the 10th August 2023.

ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• - principle of development (GP3, EP1 and HP15 & 16);
• - detail of design (GP2, HP15 & 16)

• - neighbouring amenity (GP2)
• - impact on ecology / green wall and roof (GP2, EP1 & HP16)

- 6.2 PRINCIPLE

• 6.2.1 The site is not designated for development, nor does it meet the expectation criteria in General Policy 3. However both Housing Policy 15 & 16, and their supporting text clearly allows for residential extensions in the countryside where they would not detract from the countryside which, in the case of the extension of traditional/non-traditional dwellings where there would not be a substantial increase in terms of floor area (over 50%) nor where the proposed works would increase the impact of the building as viewed by the public.
• 6.2.2 With the above in mind, the overall principle of an extension is acceptable. Whilst this is the case, it is necessary to assess the detail of the design, whether there is an impact on ecology and any other matters as below.
• 6.3 DETAIL OF DESIGN

• 6.3.1 The first point of call with regards to the detail of the design is to note that there are no public vantage points of the property face on, other than when on the main road as there is no pavement directly in front of the house. Whilst the house itself sits relatively close to the roadside being approximately 1.7m away from the main road, it is relatively sheltered by the mature trees and hedging when travelling from East to West, with the main views of the property being from the West to East, where the proposed extension is to be at the forefront.
• 6.3.2 The caveat with this public vantage point is that it will be taken at speed, with the road outside the property being not limited to a speed.
• 6.3.3 It is then necessary to assess whether this viewpoint will impact the overall streetscene and per Housing Policy 16. The main point which will be seen is the large amount of cladding to the proposed extension and part of the green roof/ walling. Both of which will add a nontraditional appearance to the property. Whilst this is the case, the main dwelling can clearly be seen as that with the extension being its own element.
• 6.3.4 Overall from a Housing Policy 16 point of view, the proposal would comply in the fact that the proposal would not be impacting the overall streetscene, above and beyond what is already in place.
• 6.3.5 Turning towards Housing Policy 15 and whether the proposal would comply. Housing Policy 15 is specific in stating that the proposal must respect the proportion, form and appearance of the existing property, with extensions of more than 50% only being accepted exceptionally.
• 6.3.6 When measuring the property the original structure measures approximately 35sqm, with the existing extension measuring approximately 13sqm, the proposed extension measures approximately 26sqm. When looking at proposed extension in relation to the existing dwelling, the proposal measures approximately 54% over the existing dwelling. When looking at Housing Policy 15 and whether the proposal would comply, there is no doubt that the proposal is over the 50% threshold, whilst this is the case, the amount the proposal is over is relatively minimal.
• 6.3.7 Ultimately the proposal will be adding floor space above and beyond what Housing Policy 15 states, whilst this is the case, the proposal in itself is relatively modest and has a direct separation from the main dwelling by its modern appearance. This means that when the property is viewed from the West elevation which is the main vantage point, both parts of the property will be read differently.

• 6.3.8 As such ultimately the proposal meets the test of both Housing Policy 15 and 16 of the Isle of Man Strategic Plan.

- 6.4 NEIGHBOURING AMENITY

• 6.4.1 Turning towards neighbouring amenity and whether the proposal would have an impact. The closest neighbour who has a structure which could be impacted by the proposal is Fern Lea which is situated to the South West of the property. "Fern Lea" is situated at a slightly lower level than "Ballatroorane Beg," with there being no windows within the elevation facing onto the proposal, there is also a mature hedge situated on the boundary line. As such from this point of view the proposal will not be increasing the impact upon "Fern Lea" above and beyond what is currently in place.
• 6.4.2 With regards to the proposal and the property situated to the rear of the site, "Pound Cottage," which is situated at a higher level than "Ballatroorane Beg." Whilst the existing property has no entrances within the existing extension which faces onto "Pound Cottage" and as such will be adding an entrance to this elevation within the proposed extension. This would not be increasing any impact towards "Pound Cottage" due to the mature hedging and trees which are currently in place.

- 6.5 ECOLOGY/ GREEN WALL & ROOF

• 6.5.1 Turning towards the proposed living roof and wall to the proposed new extension. The living wall construction is a system that allows plants to be vertically cultivated, grown and managed to form a wall of natural vegetation. As stated above the property is situated within a public vantage point when South West to North East, which means that the proposed living wall will be one of the most viewed aspects. Whilst this is the case, the Department encourages creative, innovating and locally distinctive designs, of which a living wall would be.
• 6.5.2 There is potential that if the living wall was neglected or removed that the solid walling behind could create an eyesore, to help negate the possibility of this a condition should be attached to make sure that the living wall is maintained for its lifetime.
• 6.5.3 Lastly with regards to bats within the existing property and the works proposed. It is noted that DEFA Ecology have reviewed the received bat survey and have found that no mitigation is required, but request that the applicants take care throughout the works.

- 6.6 HIGHWAYS

• 6.6.1 Noting the scope of the proposal and the response from highways, no concerns are raised in this regard. CONCLUSION
• 7.1 Overall when looking at the proposal, it is removing an inappropriately designed extension for the property, with a more modern extension which whilst over the 50% as stated within Housing Policy 15 provides a clear boundary of the traditional property and the modern extension.

7.2 The proposal ultimately would not be impacting the character and appearance of the main dwelling nor the surrounding streetscene and as such is deemed to comply with Housing Policy 15 & 16 of the Isle of Man Strategic Plan 2016.

7.3 The proposal is also deemed not to have an impact upon Highway Services, Ecology nor neighbouring amenity and as such complies with General Policy 2 of the Isle of Man Strategic Plan 2016. 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.

Decision Made : Permitted Date: 19.09.2023 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.