Officer Report

Application No.: 17/01304/B Applicant: Mr & Mrs David Hudson Proposal: Alterations and extension to dwelling (forming amendments to PA 17/00504/B) Site Address: Langdale Gansey Port St. Mary Isle of Man IM9 5LA Case Officer : Miss S E Corlett Photo Taken: 07.02.2018 Site Visit: 07.02.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.02.2018 _________________________________________________________________

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. The timber boarding finish must be installed as shown in the approved drawings or unless otherwise approved in writing by the Department.

Reason: To ensure that the development has an acceptable impact on the environment and is in accordance with the plans submitted.

Plans/Drawings/Information:

This decision relates to drawings 17-551 PL001A, PL101A, PL200A, PL301A, PL302A, X001, X002, X101, X201 and X301 all received on 19th December, 2017 and PL302B and PL301B both received on 8th January, 2018.

_______________________________________________________________ Interested Person Status – Additional Persons

none _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling, Langdale, situated on Gansey promontory between Port St. Mary promenade and Bay ny Carrickey/Shore Road. The house is a substantial one sitting in a curtilage which has a frontage to the road of 84m. Opposite the site and slightly to the north are Gansey Point House and Gansey Point Cottage which are both in different ownership to the application site. - 1.2 The house is a substantial one set in a landscaped setting with an open, lawned garden and pond to the north east of the building itself. The property is a dormer bungalow of modern appearance but with a mix of roofs, shapes and styles. - 1.3 Public vehicular access is available right up to the site and there is a turning area right in front from where it is possible to see the roof of the house, appearing as a modern property rising up above a bank of walling with copious natural vegetation growing above it. THE PROPOSAL

2.1 Proposed are alterations and replacement fabric to the dwelling itself with no increase in floor area, and the replacement of existing vegetation along the front boundary in front of the house and part way up the south western side boundary, with a glazed screen. The screen will be placed upon the existing Manx stone wall to the south east (the wall is not largely visible as it is hidden behind existing vegetation and change in ground levels) and to the south west the screen will be fixed to the top of the existing brick boundary wall. The intention of the screen is to provide weather screening for those in the property whilst retaining the view therefrom. - 2.2 The proposals essentially redevelop the property from a dormer bungalow to a two storey dwelling with a more modern design featuring gray framed windows and doors, white painted render and timber boarded finish to the walls and a grey coloured roof. The new building has a simpler form without dormers and a simpler roof plan without so many junctions and contrasting roof sections. - 2.3 The scheme is very similar to one which already has approval under 17/00504/B other than the proposed flues are to be rearranged, the large ground floor window in the north eastern elevation is to be slightly altered and the sun room which was proposed to be replaced in the earlier application is to be retained but altered such that it is flat roofed with a lantern light and with a larger footprint. This change leads to a slight (10 sq m) of additional floor area.

PLANNING POLICY

3.1 The site lies within an area designated on the Area Plan for the South (2013) as Predominantly Residential. As such, the appropriate Strategic Plan guidance to be applied to the consideration of this application is as follows:

"8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

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;

• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality."

PLANNING HISTORY

4.1 The house has been the subject of a series of applications for alterations and extensions, all approved. The most relevant is the most recent, 17/00504/B which is referred to in paragraph 2.3 above. REPRESENTATIONS - 5.1 Highway Services indicate that there is no highway interest in the application (12.01.18).

5.2 Port St. Mary Commissioners raise no objection (25.01.18). ASSESSMENT - 6.1 The impact of the works have already been approved in the earlier application and what is now proposed will not change that impact. As such, the proposal is considered to be acceptable and in accordance with the relevant Strategic Plan policies.

6.2 The most significant change is the detailing of the boundary screen which will be seen although screened by the existing vegetation on the bank which is not part of the application property and thus not within their control to remove. Thsi was approved generally in the earlier application and what is shown is not unreasonable given what was indicated there. CONCLUSION - 7.1 The proposal is considered to accord with General Policy 2 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 : 22.02.2018 Determining officer

Signed : S BUTLER Stephen Butler

Head of Development Management

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