Officer Report

Application No.: 17/01262/B Applicant: Mr John & Mrs Julie Tomlinson Proposal: External alterations and extension to provide additional garaging Site Address: Chequers Garey Ramsey Isle Of Man IM7 2EQ Case Officer : Mr Owen Gore Photo Taken: 31.01.2018 Site Visit: 31.01.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.02.2018 _________________________________________________________________

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.

• C 2. All external facing and roofing materials to be used on the building works, hereby approved, shall match those of the existing building in respect of type, colour and finish.

Reason: In the interests of the character and appearance of the site and surrounding area in accordance with Housing Policy 16.

Plans/Drawings/Information; This planning permission relates to the following plans: Site Plan

• Drawing No. 1425.1 - Existing Arrangement
• Drawing No. 1425.2 - As Proposed Date-stamped as received 5 December 2017 _______________________________________________________________

Interested Person Status – Additional Persons None

Officer’s Report THE SITE

1.1 The site is located approx. 570m north of Lezayre Road (A3) adjacent to Sulby River. Access comes from Garey Ford which connects Lezayre Road (A3) and Jurby Road (A13). The application site is large (approx. 12145m²) and stretches from the highway to the banks of the Sulby River; to the south west of the site is the property at Gareyford and to the north and wrapping around the site to the east is the property at Riverside. - 1.2 The application building is set approx. 100m from the highway to the east of the site, with grassed areas between and 10 or more trees lining the access track and the grassed area. The building is a non-traditional, single storey bungalow with the living accommodation entirely on the ground floor. The immediately fronting Garey Ford is a Registered Tree Areas RA1639 (Ref: LZ18) which restricts views to the property from the public view point. THE PROPOSAL

2.1 The proposal is to create an extension to the north elevation to create a new, additional garage; the roof will be hipped and GRP cupola (roof turret) on top and the elevations will be finished in render to match the existing building. A new gable will also be added to the existing garage door on the front (west) elevation. PLANNING POLICY - 3.1 The application site is outside of any Local Plan Area and therefore it falls within the 1982 Development Plan; the map for the north shows the site is within open countryside and within an Area of High Landscape or Costal Value and Scenic Significance.

3.2 Housing Policy 16 states that 'The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public'.

3.3 Paragraph 8.12.2 Extensions to properties in the countryside states that 'In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable'. PLANNING HISTORY - 4.1 Two previous planning permissions have been granted on the site (95/01748/B & 99/00785/B) both including alterations and extensions to the property. The most recent planning permission is ref: 15/00436/B for the erection of a garden implement store. REPRESENTATIONS - 5.1 Representation from the Department of Infrastructure (DOI) Highways Division state that 'The proposed application will not significantly increase traffic flow at the site. The access/egress arrangements of the existing driveway will remain unchanged. Therefore, Highway Services does not oppose this application' dated 21 December 2017.

5.2 Lezayre Parish Commissioners have commented on this application stating 'Approved Unanimous' dated 14 December 2017. ASSESSMENT - 6.1 The proposal is an extension to a non-traditional dwelling in the countryside which Housing Policy 16 states 'will not generally be permitted where this would increase the impact of the building as viewed by the public'. However due to is location on the site and the amount of protected trees to the front of the site, it is difficult to see the main dwelling and therefore it is unlikely that the proposed extension would increase the impact of the building as viewed by the public.

6.2 The property is a significant distance from the neighbouring properties and the proposal will only be single storey to match the existing. CONCLUSION - 7.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings and would not result in a significant adverse impact upon the living conditions of neighbouring residents. The proposal complies with Housing Policy 16. 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:

• 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 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 13.02.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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