DEC Officer Report

Application No.: 23/00643/B Applicant: Mr & Mrs Richard & Stacey Batty Proposal: Erection of single storey extension off rear elevation Site Address: 13 Raad Ny Gabbil Castletown Isle Of Man IM9 1HH Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.07.2023

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.

This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 22nd May 2023;

• o Drawing No. 1666.1 - Existing
• o Drawing No. 1666.1 - Proposed _______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

No.14 Raad Ny Gabbil as they do not satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of 13 Raad Ny Gabbil, Castletown which is a detached bungalow with rooms in the roofscape situated to the East of the Raad Ny Gabbil culde-sac. THE PROPOSAL - 2.1 The current planning application seeks approval for the erection of a flat roofed extension to the East of the dwelling. The proposed extension is to measure 7.426m by 3.3m and is to have a parapet roof and uPVC roof lantern, which is to measure 2.5m by 0.9m. PLANNING HISTORY - 3.1 There is on previous application upon the site which is relevant in the assessment, PA17/00148/B, PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the South, Map 5 - Castletown. The property is not within a Conservation Area nor a Flood Risk Zone.

4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development. - 4.3 The recently released Residential Design Guidance 2021 is also a material consideration those parts in respect of design and good neighbourliness. 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, "No highway interest." (02.06.23) - 5.3 No comments have been received from Castletown Commissioners at the time of writing this report. - 5.4 The Owner/Occupier of No.14 Raad Ny Gabbil have written in with comments regarding the proposed extension and the drainage details. (8.06.23) ASSESSMENT

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

• - character and appearance (GP2, b,c)
• - impact on neighing amenity (GP2, g)
• - highway impact (GP2, RDG)

6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
• 6.2.2 In the case of this application the proposal is to erect a single storey flat roofed extension which fits within the recommendation of the Residential Design Guidance 2021, whilst also being a suitable extension for the dwelling in terms of its form, mass and design.
• 6.3 NEIGHBOURING AMENITY

• 6.3.1 With regards to neighbouring amenity, the proposed extension whilst introducing glazing to the ground floor level should not introduce any impact upon the neighbouring properties above and beyond what is already in place. OTHER MATTERS
• 6.4.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect.

• 6.4.2 Comments have been raised regarding the drainage of the proposal whilst increasing the surface area of the dwelling, any water run-off will be dealt with as per the existing arrangement of the main dwelling as stated upon the received application form. CONCLUSION
• 7.1 The proposed extension is deemed acceptable in terms of their form, mass and design by providing a suitable extension to an existing residential property and as such complies with General Policy 2 and in turn the Residential Design Guidance 2021. 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: 18.07.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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