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Application No.: 23/00731/B Applicant: Mrs Kate Lashley Proposal: Alterations and extension to existing dwelling, new garden office and relocation of oil tank Site Address: Underhill Lezayre Road Lezayre Ramsey Isle Of Man IM7 2AJ Planning Officer: Miss Lucy Kinrade Recommended Decision: Permitted Date of Recommendation: 21.08.2023
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.
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.
The extension, oil tank and rear home office shed are all considered to have an acceptable visual and amenity impact and not to harm the living conditions of the neighbours in accordance with General Policy 2 (b, c, g) and the principles of the Residential Design Guide 2021.
Plans/Drawings/Information; This approval relates to the following information:
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site relates to Underhill, Lezayre Road, Lezayre an existing semi-detached dwelling.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a rear pitched roof extension, the erection of a standalone shed structure (to be used as home office) along the rear boundary and the installation of a new oil tank to the front of the house. - 2.2 Revised drawings were received to indicated the position of the existing driveway as per validation requirements of Procedure Order 2019 and to clarify the details of the proposed oil tank size.
3.0 PLANNING HISTORY - 3.1 The property has been subject to a number of alterations and front porch extension but none are considered materially relevant to the assessment of this application.
4.0 PLANNING POLICY - 4.1 The site is within an area designated as Predominantly Residential in the 1982 Development Plan. - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment:
4.3 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant:
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 5.1 Lezayre Commissioners - in support (08/08/2023) - 5.2 Department of Infrastructure Highway Services - Do not oppose (07/07/2023 and 07/08/2023). - 5.3 DEFA Ecosystems - Comments (21/07/2023) - applicants are to be aware of the potential for bats in the property and to be reminded of their obligations under the Wildlife Act 1990 to not harm this protected species by ensuring appropriate checks are undertaken. - 5.4 No comments received from neighbouring properties.
6.0 ASSESSMENT - 6.1 The key considerations of this application are its visual impact on the house itself and on the character and appearance of the streetscene and surrounding area, and whether there are any amenity impacts on the living conditions of the neighbours. Extension - 6.2 The proposed rear extension will not be visible from the road and will not alter the streetscene. It has an overall footprint, height and roof design that is generally in keeping with the existing house and its size and distance from the neighbours ensures no overbearing or overshadowing impacts. The proposed rear extension is considered to be unobjectionable having acceptable visual and amenity impact in line with General Policy 2 (b, c, g). Rear Shed Structure - 6.3 These types of structures are not uncommon within the curtilage of existing dwellings, in the case of this structure it is to be located nearest the rear boundary and further from the rear elevation of the existing dwelling and neighbouring dwellings. It has two windows facing into the garden and doors facing over the fields to the rear. The size, design and siting within the curtilage and to the rear of the boundary is not considered to result in any adverse visual harm and being within the curtilage is to be associated and read in connection with the main house. Its location to the rear will not alter the streetscene. The proposed structure is not of a size, design or position which is considered to result in any overlooking or overbearing adverse impact or unacceptable amenity impacts on the adjacent neighbours. Oil Tank - 6.4 Again these features are not uncommon within the curtilage of an existing dwelling. A ban on fossil fuel boilers is coming in the not too distant future, this is not a scheme for a new boiler but rather the relocation and replacement of the oil tank, nevertheless the agent has been reminded of the fossil fuel ban. In this case the proposed position of the oil tank away from the road helps to limit its visual impact and prominence from public perspective, and its siting will be read with the dwelling in the background. Its installation as proposed is not expected to result in any adverse visual or amenity impacts in this case.
7.0 CONCLUSION - 7.1 The proposed works are considered to have an acceptable visual impact both on the house and the wider streetscene and surrounding area, and the works are not expected to result in any adverse or unacceptable amenity impacts on the adjacent neighbours. The
proposal is considered to comply with General Policy 2 (b, c, g) and to meet with the principles of the Residential Design Guidance 2021.
8.0 INTEREST PERSON STATUS - 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 the Acting Head of Development Management 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 : 30.08.2023 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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