Officer Report

Application No.: 18/00860/B Applicant: Enigma Estates Ltd Proposal: Alterations and extension to property, and creation of terrace Site Address: 7 Perwick Road Port St. Mary Isle Of Man IM9 5PA Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.11.2018 _________________________________________________________________

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 approval relates to drawing numbers 1801/PL1000, 1801/PL1001 and 1801/PL1002 all date stamped and received 13/08/2018. _______________________________________________________________ Interested Person Status – Additional Persons NONE _____________________________________________________________________________

Officer’s Report

1.0 APPLICATION SITE - 1.1 The application site is the residential curtilage 7 Perwick Bay, an existing single storey detached dwelling with two integral single garages located on the south east side of the road. The front elevation faces towards the road while the south elevation faces over the rear and down towards the golf course and beyond towards the coast. The level of the land is as such that it slopes down from front to back.

2.0 PROPOSAL - 2.1 The current application proposes a number of alterations including the installation of a pitched roof open front porch, replacement of the existing two single garage doors with a larger double garage door and the removal of an existing rear conservatory and the erection of an extension to the rear that will provide a split level arrangement to dwelling with a pitched roof kitchen extension and external terrace at ground floor level and a new lower ground level below providing another bedroom and study.

3.0 PLANNING HISTORY - 3.1 There are no previous applications for this site.

4.0 PLANNING POLICY - 4.1 The application site is in an area designated as 'residential' on the Area Plan for the South 2013. Given the nature of the proposal it is relevant to consider the following paragraph and policy from the Strategic Plan: - 4.2 Paragraph 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.

4.3 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:

• a) is in accordance with the design brief in the Area Plan where there is such a brief;
• 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;
• d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including watercourses;
• e) does not affect adversely public views of the sea;
• 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;
• h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• j) can be provided with all necessary services;
• k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• n) is designed having due regard to best practice in reducing energy consumption.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Port St Mary Commissioners - No Objection (dated 14/09/2018) - 5.2 DOI Highway Services - DNO (24/09/2018) - 5.3 MUA - Defer (11/09/2018) and No Comments (01/10/2018)

6.0 ASSESSMENT - 6.1 The site is located within an area designated as residential where there is a general presumption in favour of extensions to existing residential dwellings so long as they do not impact the amenities of the neighbours. The arrangement of the dwellings along here are as such that they sit reasonably close to each other side by side but have larger amenity space to the front and rear and extensive views to the rear over the Port St Mary Golf Course. - 6.2 In the case of this application the alterations to the garage door and the addition of a front porch are not considered to be levels of development so unreasonable as to warrant a concern. Their installation is not likely to result in any adverse impacts on the adjacent neighbours or on highway safety. Although visible from the main road their development is not considered to be unreasonable or obtrusive as to impact the general residential character of the street scene especially given that there features are common throughout most residential areas. - 6.3 The most notable alterations in the case of this application are those to the rear which will result in the creation of a split level design to the house although continuing to appear single storey from the front elevation .The proposed alterations and extension will require the lowering of the land nearest the dwelling in order to facilitate the 3.6m wide lower ground floor extension. This extension will cover the entire length of the rear elevation and nearest the boundary with No.6 Perwick Bay will facilitate a upper ground floor kitchen extension. - 6.4 The proposed rear extension will project beyond the rear building line of No. 6 but given the open aspect of the dwellings to the rear it is not expected that this upper ground floor extension will generate any impacts on overbearingness or to the enjoyment of their property. There are no windows proposed on the elevation nearest No.6 and therefore no privacy impacts are expected. - 6.5 On the adjacent side the previous conservatory sun room has been demolished and replaced with an external terrace above the lower ground floor extension. Minded of the openness the rear and the extensive view down over the golf course and towards the coast and given the previous structure was fully glazed, it is not considered that the creation of the external terrace will result in an new impacts on the neighbours to warrant a concern.

7.0 CONCLUSION - 7.1 For the above reasons the application is considered to be acceptable and to comply with the relevant policies of the IOM Strategic Plan.

8.0 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 Planning Committee 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 21.11.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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