DEC Officer Report

Application No.: 20/01242/B Applicant: Mr Peter Atherton Proposal: Alterations and extension to existing sun room Site Address: Aysgarth Fairy Cottage Laxey Isle Of Man IM4 7JP Senior Planning Officer: Mr Jason Singleton Site Visit: 08.12.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.12.2020 _________________________________________________________________

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 planning application would be an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide 2019.

Plans/Drawings/Information; This approval relates to drawings referenced; A/9003/1; A/9003/2 all date stamped received on 22 October 2020 _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential dwelling known as Aysgarth, which is situated to the southeast of an unadopted lane that runs roughly parallel to Pinfold Hill, Fairy Cottage, Laxey. Aysgarth is a bungalow, constructed during the 1970s, and has bronze-bricked walls and brown, ridged, concrete roof tiles. A flat-roofed garage projects forward of the bungalow in the direction

of the unadopted lane, beyond which is a long driveway and front garden. Aysgarth sits on the side of a hill, with the driveway running up the hill and the rear of the dwelling facing out over the hill as it falls away.

2.0 THE PROPOSAL - 2.1 Proposed is the removal of existing conservatory roof on the east elevation and installation of an insulated flat roof to improve energy efficiency. The flat roof would also feature a 4m x 1m Lantern light well in Upvc.

3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area recognised as being predominately residential use under the Laxey and Lonan Area Plan Order 2005 (Map No. 1 Central Area). - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 General Policy 2 (GP2) (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;

3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "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." - 3.5 Other Material Considerations The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. This includes specific guidance on rear and side extensions in Section 7.0 titled; Impact on Neighbouring properties.

4.0 PLANNING HISTORY - 4.1 94/01097/B - Construction of conservatory, Aysgarth, Ballacollister, Laxey. APPROVED. 13/91184/B - Alteration and extension to dwelling and amendments to existing driveway.

APPROVED.

5.0 REPRESENTATIONS - 5.1 Garff Parish Commissioners commented had not commented at the time of writing. - 5.2 Highways Services do not object (No Highways Interest) 20.11.20

6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;

• (i) visual impact of the proposed development; (GP2(b) & (c))
• (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))

6.2 (i) Visual impact The works to replace the existing roof with a more thermally efficient flat roof would not appear out of character in the residential context of the streetscene. The scope of works would essentially be minor material alteration to the fabric of the property and would not allow for any

• public views of the front (east) elevations from the Highway at the front given the differences in level and the intervening distances. The property is set back from the highway which is at a much lower level. This aspect is deemed to be an acceptable form of development that is proportionate to the dwellinghouse and complies with those sections of General Policy 2(b) & (c).
• 6.3 (ii) Neighbouring amenities With regard to the above, the level and scale of development proposed are considered to be relatively minor and not judged to cause harm to the enjoyment of the neighbouring amenity through any loss of light, overbearing impact, or loss of privacy. It is further noted we have not received any objections or comments from the adjoining neighbour and the local authority do not object. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).

7.0 CONCLUSION - 7.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide 2019.

8.0 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 15.12.2020 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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