DEC Officer Report

Application No.: 20/01005/B Applicant: Mr Paddy Carolan & Ms Sharon Hogan Proposal: Erection of an extension and relocation of front porch doorway Site Address: 30 Ballacriy Park Colby Isle Of Man IM9 4LU Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.10.2020 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The application is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and Section 3.2 of the Residential Design Guide 2019.

Plans/Drawings/Information; This approval relates to drawing numbers PC/01 and PC/02 both date stamped and received 02/09/2020. _______________________________________________________________

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of No. 30 Ballacriy Park, Colby, a detached bungalow located on a corner plot with a larger residential estate. The existing dwelling has a front porch on the south facing elevation and two flat roofed and a small pitched roof extension on the east elevation.

• THE PROPOSAL
• 2.1 Proposed is the erection of a further extension to the east side elevation and the modification of the existing pitched roof and one flat roof side extension to accommodate a new stepped pitched roof over. The application also seeks approval for the repositioning of the existing front door within the front porch elevation. PLANNING HISTORY
• 3.1 The application site has been the subject of one previous planning application for the erection of a kitchen extension under 88/01345/B. PLANNING POLICY
• 4.1 The application site lies within an area zoned as 'Predominantly Residential' under the Area Plan for the South 2013. In terms of policy it is important to consider General Policy 2 and paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 in the assessment of this application, as well as section 3.2 of the Residential Design Guide 2019 (RDG) which refers to extensions to existing dwellings and roof design:

4.2 General Policy 2 states (in part):

"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; g) does not affect adversely the amenity of local residents or the character of the locality;

• 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." - 4.4 RDG 2019 - Section 3.2 POTENTIALVISUAL IMPACT OF AN EXTENSION UPON THE EXISTING HOUSE

"3.2.1 The first aspect which the Department considers when determining the suitability of an extension to a house is whether the design of the extension fits with the existing property. Extensions should generally appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house.

3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitch roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a deliberate design decision has been made to adopt a different approach..."

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

5.1 Arbory Commissioners - No comments received as of 21/10/2020.

5.2 DOI Highways Division - No highways interest 21/09/2020. ASSESSMENT - 6.1 There is a presumption in favour of residential development here as set out in GP2 and paragraph 8.12.1 so long as development does not have any adverse impact on the character or appearance of the existing dwelling and streetscene or on the living conditions of the adjacent neighbours.

6.2 The existing dwelling sits on a prominent corner plot and is readily visible from public perspective. The existing dwelling has a mix of flat and pitch roof extensions throughout its elevations, and on the east side elevation the proposal seeks to modify some of these to accommodate a further extension and provide new pitched roof arrangement over.

6.3 The RDG makes clear that extensions should generally have the same pitch and shape and remain subordinate to the main house; the proposed extension and roofing works would meet these tests in both respects and would remain in keeping with the general appearance of the dwelling and surrounding streetscene. - 6.4 The overall mass of the development is to increase as a result of the introduction of a pitched roof, this will be notable from the outlook of the neighbouring dwelling but not so adverse beyond the mass of the existing dwelling to cause any significant harm, this coupled with the open aspect to the east, over the estate road and beyond to the open field helps to limit any unacceptable impact in terms of amenity or living conditions. - 6.5 The modifications to the front porch to relocate the position of the front door will likely have a negligible impact on the overall appearance of the dwelling and streetscene, and neighbouring amenity will be unaffected.

CONCLUSION

7.1 It is considered that the proposed works would have an acceptable visual and amenity impact and are considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and Section 3.2 of the Residential Design Guide 2019. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above who should be given Interested Person Status

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

Decision Made : Permitted Date: 22.10.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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