DEC Officer Report

Application No.: 23/00785/B Applicant: Mr & Mrs Jarman Proposal: Erection of new sunroom extension to rear elevation Site Address: Bride Cottage Bride Isle Of Man IM7 4AT Planning Officer: Mr Hamish Laird Photo Taken: 22.08.2023 Site Visit: 22.08.2023 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.09.2023

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. A Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 22 in the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the documents and plan date stamped and received 14 July 2023. _______________________________________________________________

Interested Person Status

Additional Persons None. _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is located on the south-western edge of Bride close to the Church and main road junction of the A10 Coast Road, and Cranstal Road. It adjoins open countryside to the south and east, and Bride Tea Rooms immediately to the north. Residential development lies opposite

• the site on the west side of the Coast Road. The site comprises a detached, 2-storey, dwelling which has the appearance of a single storey unit on the side facing the road, whilst to the rear, owing to a marked fall in the land level, the dwelling appears as 2-storey unit. It is constructed from brown-stained horizontal wooden boarding at street and rear 1st floor level, and of white painted render at ground floor level, under a pitched metal standing seam roof. It fronts directly onto the street and has a rear garden area laid to grass with a wooden shed at the foot of the garden. The site is screened from the roadway by a low brick wall.
• 1.2 The dwelling lies within the existing settlement boundary for Bride as shown in the Draft Proposals Map 14 - BRIDE in the Area Plan for the North and West, and is annotated as 'Predominantly Residential'. THE PROPOSAL

2.1 The full application proposes the erection of a single storey extension to provide a sunroom on the side/rear (south and east) elevations of the dwelling in matching materials. The sun room would, have glazed windows above a 1.2m high wall on all three elevations. It would have a mono-pitched roof with 3 No. rooflights on the rear roof-slope, and 2 No. rooflights on the south side roof slope. The dimensions scale approximately at 3.2m deep x 8.5m wide across the rear elevation; x 5.83m long (south side) and 3.2m long (north side); 2.1m high to the eaves; and, 3.5m to the ridge of its mono-pitch roof. - 2.2 The application form states that the existing use and proposed uses are residential. The increase in floor area would be approximately 31m2 to add to the existing permanent living accommodation. Two car parking spaces currently serve the property, surface water drainage would run into soakaways. PLANNING POLICY

3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South (2013) as Predominantly Residential. - 3.2 The site is not in a Flood Risk Area or Conservation Area and none of the buildings or trees on site is Registered. - 3.3 As such, the following parts of the Strategic Plan are relevant:

General Policy 2: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality".

3.4 Environment Policy 22 (in part): Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: (iii) vibration, odour, noise or light pollution; Relevant Planning History

4.1 98/01796/A - Approval in principle for the erection of replacement dwelling, Ellan Thie, Bride Village, Bride. Approved - 03.03.1999. - 4.2 99/01924/B - Erection of a replacement dwelling - Refused - 13.06.2000. - 4.3 00/01916/B - Erection of a replacement dwelling - Permitted on review - fused - 21.3.2001.

4.4 08/01860/A - Approval in principle for the erection of replacement dwelling, Ellan Thie, Bride Village, Bride. Permitted - 21.11.2008. REPRESENTATIONS

5.1 Highway Services: (Received 5/9/23) - " Highway Services HDC have reviewed the planning application 23/00785/B dated 14th July 2023 online and finds it to have no significant negative impact upon highway safety, network functionality and /or parking." - 5.2 No other consultee comments or third party representations had been received by the report drafting stage. ASSESSMENT

6.1 The site comprises an existing lawfully erected, dwelling, located on the edge of Bride village within the recognised settlement boundary. The principle of development for the erection of an extension, is therefore, established. - 6.2 The application proposes a moderate ground floor extension to the South and West elevations, which are not regarded as principle elevations. The site of the dwelling is on sloping ground and the sun room would be sited at a lower level on the side and rear of the dwelling compared to street level. The ground floor nature of the sun room extension, its limited depth and use of matching materials for the walls and roof would not result in an unduly adverse visual impact on the character of the site and surroundings in this edge of settlement location. The site of the extension is well-screened from its surroundings including views from the road by the dwelling, and by the difference in height between it and the road. The overall changes are limited in scale and will have a limited impact on the character and appearance of the building, the street-scene, and the surroundings. The proposed sun room extension is considered to be acceptable on visual grounds and accords with the provisions of Strategic Plan Policy GP2. - 6.3 There are no neighbouring dwellings close-by on this side of the road, and the Tea Rooms to the north would be screened by the host dwelling from any views of the sun room. There would be no adverse impact on adjoining neighbours amenities through overlooking/loss of privacy, loss of daylight/sunlight, or undue noise disturbance. This accords with the provisions of General Policy 2 (g) and Environment Policy 22 (iii) of the Strategic Plan. - 6.4 There are no other considerations such as wildlife implications, drainage, or parking that are of relevance in the consideration of this application. CONCLUSION

7.1 The proposal is considered to accord with the provisions of General Policy 2 (b) (c) and (g) in the Isle of Man Strategic Development Plan 2016, and, is supported. 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 in Article 4(2) 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: 02.10.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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