Officer Report

Application No.: 18/00989/B Applicant: Mr Lee & Mrs Melissa Smith Proposal: Alterations and erection of a first floor extension Site Address: 23 Bayr Grianagh Castletown Isle Of Man IM9 1HL Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.11.2018 _________________________________________________________________

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 Site Location Plan and drawing number 1464.1 all date stamped and received 19/08/2018. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 APPLICATION SITE - 1.1 The application site is the residential curtilage of 23 Bayr Grianagh, Ballalough, Castletown and existing single storey, semi-detached dwelling located on the eastern side of the road. The dwelling has an existing dormer on both the front and rear elevations serving the additional accommodation in the roof space. - 1.2 On the south side gable elevation is an attached flat roof garage set back from the front elevation this garage area has been internally converted to provide a small store accessed by the existing garage door and towards the rear a kitchen and utility room accessed from the main

dwellinghouse. This single storey extension is 2.5m wide and projects backwards approx. 9m into the rear garden.

2.0 PROPOSAL - 2.1 The current application proposes the upwards extension of the existing flat roof extension to provide additional living accommodation to the first floor which will be finished in a pitched roof arrangement to match the existing house and installed with a single rooflight on both the front and rear elevations. No windows are proposed on the gable elevation.

- 3.0 PLANNING HISTORY

3.0 The application site has been subject to one previous planning application approved under PA 04/02080/B for the installation of a rooflight. - 4.0 PLANNING POLICY

4.1 The application site is in an area designated as residential on the Area Plan for the South 2013. The IOM Strategic Plan 2016 contains the following policies and paragraphs considered relevant in the assessment of the current application:

4.2 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."

4.3 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."

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

5.1 Castletown Commissioners - had not commented on the application at the time of writing the report (dated 14/09/2018)

5.2 DOI Highway Services - No Highways Interest (dated 19/10/2018) - 6.0 ASSESSMENT

6.1 The proposed upwards extension will not increase the footprint of the dwelling and will not result in an overdevelopment of the site. The extension is to be finished to match the existing dwelling and it is not expected that there will be any adverse impacts on the street scene or on the general character of the surrounding residential area.

6.2 The proposed extension is located nearest the boundary with West Winds. Adjacent to and nearest this boundary is the flat roof garage belonging to West Winds. The orientation and arrangement of the two properties and the reasonably level of development proposed is sufficient enough to limit any overbearing impact and the removal of the side elevation gable window of the application site will seek toward improving any previous overlooking between the two properties thus reducing impacts on general living conditions for both properties. - 7.0 CONCLUSION

7.1 For the above reasons the application is considered to be acceptable and to comply with parts (b), (c) and (g) of General Policy 2 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 : 06.11.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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