Officer Report

Application No.: 17/01215/B Applicant: Mr Tristan Head Proposal: Erection of a summerhouse Site Address: Nhee Aalin Glen Road Colby Isle of Man IM9 4HW Case Officer : Miss S E Corlett Photo Taken: 16.01.2018 Site Visit: 16.01.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.01.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information:

This decision relates to drawings NA1, NA4, NA5, NA6, NA7, NA8, NA9 and NA10 all received on 23rd November, 2017. _______________________________________________________________ Interested Person Status – Additional Persons none _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling which sits on the western side of Colby Glen Road as it approaches the northern extent of the settlement. The property is a modern one set in a generous plot with the house sitting towards its northern boundary.

1.2 The property has a stone wall bounding the main road with various shrubs in the garden reaching up above it. THE PROPOSAL

2.1 Proposed is the erection of a summerhouse which has dimensions of 4.8m by 2.4m, an eaves level of 2.1m and an overall ridge level of 2.8m. The building will be finished externally in horizontal timber boarding with grey felt roof tiles. - 2.2 The summerhouse will be located at the south western corner of the site, close to the boundary with the rear of Reayrtyn on an existing concrete pad which has an existing hedge wrapped around its southern and western sides. The pad has a timber pergola on concrete pillars. Behind that is the boundary hedge which is a dense evergreen hedge which runs along the rear boundary and comes up to the eaves level of the property to the rear, Reayrtyn. - 2.3 On its own, the structure would comply with the provisions of the Permitted Development Order. However, there is another shed already on the plot and cumulatively, the floor area of the sheds would exceed what is allowed under the Order. PLANNING POLICY

3.1 The site lies within an area designated on the Area Plan for the South (2013) as Residential. The site is outwith the adopted Conservation Area. As such, the following Strategic Plan guidance is 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 and (g) does not affect adversely the amenity of local residents or the character of the locality".

PLANNING HISTORY

4.1 The site has been the subject of a number of applications for alterations, including the erection of the shed and greenhouse whose position in front of the dwelling meant that they could not be erected without permission under the Permitted Development Order. None of these applications are considered relevant to the consideration of the current application. REPRESENTATIONS - 5.1 Highway Services indicate that they have no highway interest in the application (28.12.17).

5.2 Arbory Parish Commissioners support the application (12.01.18). ASSESSMENT - 6.1 The structure will be positioned so that it is not publicly visible. The only issue in respect of the proposal is whether there would be any adverse impact on the living conditions of those in adjacent residential property, particularly Reayrtyn.

6.2 The proposal will have very little impact over and above that of the existing pergola and both will be and are screened from the rear property by the existing hedge which provides as much privacy for the applicant as it does for the neighbour so is unlikely to be removed. CONCLUSION - 7.1 The application is considered to accord with the requirements of GP2 of the Strategic Plan and is supported.

• INTERESTED PERSON STATUS
• 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision-maker must determine:

• * whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• * whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 22.01.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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