DEC Officer Report

Application No.: 20/01287/B Applicant: Mr Michael Ward Proposal: Erection of a single storey and a two storey extension to dwelling Site Address: Mill Cottage Sulby Glen Sulby Isle Of Man IM7 2BD Planning Officer: Mrs Vanessa Porter Photo Taken: 26.11.2020 Site Visit: 26.11.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 24.12.2020 _________________________________________________________________

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.

• C 2. No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the bats.

This application has been recommended for approval for the following reason. The proposal is considered to comply with Environment Policy 1, 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2016 and Planning Circular 1/91 and therefore acceptable.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 4th November 2020:

• o Drawing No. 1003-01
• o Drawing No. 1003-02
• o Drawing No. 1003-03 _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Mill Cottage, Sulby Glen, Sulby, which is a two storey cottage situated upon a prominent corner position upon the Sulby Glen Road. The property is located on the western side of Sulby Glen Road and south of the Sulby Village Crossroads. THE PROPOSAL - 2.1 The current planning application seeks approval to erect two separate extensions on either side of the property.

2.2 Firstly to the south side elevation of the property is a single storey extension which has an overall height of approximately 3.4m. The proposed extension will measure 2.6m by 4.1m and will be glassed on all sides and will have a natural slate pitched roof and hardwood double glazed windows. There is also proposed two conservation velux rooflights, one in each side. - 2.3 Secondly to the north side elevation there is a two storey extension proposed which has an overall height of approximately 5.3m which is just shy of the main roof of the property. The proposed extension will measure 4.8m by 4.835m. The front of the proposed extension will have four windows matching the existing, with the side elevation having double opening doors with side lights and the rear elevation having sliding doors. Three velux rooflights are proposed in the south roof elevation with one measuring 0.55m by 0.78m and two measuring 0.78m by

• 1.18m.
• 2.4 Also proposed is the installation of six new rooflights. Three conservation rooflights are proposed to the east front of the main roof measuring approximately 0.56m by 0.52m and three rooflight to the rear west side of the main roof of which two would measure 0.78m by 0.55m and one will measure 0.78m by 0.98m. PLANNING HISTORY
• 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. PLANNING POLICY
• 4.1 The site lies within an area zoned as "not designated for development" and an "Area of High Landscape or Coastal Value and Scenic Significance" on the 1982 Development Plan, North Map.

4.2 Given the nature of the application it is appropriate to consider General Policy 3, Environment Policy 1, 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2016. - 4.3 General Policy 3 of the Isle of Man Strategic Plan 2016 stated, "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current

• situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

4.4 Environment Policy 1 of the Isle of Man Strategic Plan 2016 states in part, "The countryside and its ecology will be protected for its own sake." - 4.5 Environment Policy 2 of the Isle of Man Strategic Plan 2016 states, "Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential."

4.6 Housing Policy 15 of the Isle of Man Strategic Plan 2016 states, "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)." - 4.7 The Residential Design Guidance 2016 is also relevant in this application of which the parts which are relevant are below in the assessment of this application. - 4.8 Due to the property being situated within the countryside Planning Circular 1/91, Guide to the design of residential development in the countryside is relavent.

REPRESENTATIONS

5.1 Highway Services have considered the application and note, "After reviewing this application, highway services find it to have no significant negative impact upon highway safety, network efficiency and/or parking," (27.11.20)

5.2 Lezayre Commissioners have considered the proposal and have no objection (04.12.20). - 5.3 The Ecosystem Policy Officer has written in to comment that there are potential Natterer's bat and Pipostrelle bar roost located in Mill Cottage and as such they suggest a bat survey prior to recommendation and state, "the presence of bats will not prevent the property from being altered but provision must be shown for their ongoing protection." (4.12.20)

ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application is the potential impact of the proposal on the character and appearance of the property and the wider streetscene and whether there would be an impact on the neighbouring properties. PRINCIPLE

6.2 In the first instance the principle of the development needs to be addressed. "Mill Cottage" is situated on a site which does not have a specific land use designation and is a site which lies

• in the countryside where development is restricted, in order to protect the countryside for its own sake.
• 6.3 Whilst there are no provisions within General Policy 3 for extensions, Housing Policy 15 would be more relevant in that extensions within the countryside on traditional properties in that extensions in the countryside need to be below 50% unless it's for exceptional circumstances. When measuring the proposed extensions against the main property they come out at 44% of the main properties floor space.
• 6.4 Whilst the above means the principle of the development is acceptable, it is required to see whether the proposed extensions on this site would be acceptable. CHARACTER AND APPEARANCE
• 6.5 When looking at the property within the overall streetscene "Mill Cottage" is within a prominent corner location, as such the Residential Design Guidance 2019 lends guidance on extensions on a corner plot and states, "4.5 EXTENSION TO A DWELLING ON A CORNER PLOT

• 4.5.1 The extension of dwellings which are positioned on corner plots needs careful consideration, as these are generally apparent from the adjacent public highway (footpath/road) and can result in a dominating feature in the street scene, particularly if they come forward of the general line of the fronts of neighbouring properties. Extensions in these locations should not be visually overdominating or disrupt the sense of openness between the properties and the street scene.
• 4.5.2 Generally, any extension should not project further than the building line of those properties on adjacent roads, whilst still respecting the existing dwelling."

6.6 The Residential Design Guidance 2019 also lends advice on the design of extensions and alterations by stating, "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." With the above in mind the main aspects are whether the extension would be suitable in terms of its design, form, size and finishes. When looking firstly at the single storey side extension situated to the south of the property, this extension have been designed to be situated behind the decorative stone chimney stack of the main property and to have a pitched roof to match the car slide roof to the rear. - 6.7 When looking at the proposed two storey extension to the northern end of the property, this has been designed as part of the main welling and is stepped back slightly from the front elevation of the main property and matches the roof pitches of both sides. Due to the location of this extension to the northern end and due to the height the proposed extension will have the most impact on the overall streetscene. The overall streetscene of Sulby Glen is a range of house sizes and shapes with the properties surrounding Mill Cottage to the north being at a higher ground level than Mill Cottage. With this in mind and due to the substantial hedging and tree which is situated to the upper north of the site, whilst the proposed extension will increase the overall impact within the streetscene this will be mitigated and as such the extension fits within the Strategic Policies within part 4 above. NEIGHBOURING AMENITY - 6.8 Another factor when looking at extensions such as this is whether they would create an impact on the neighbouring properties. The proposed extensions have been built to limit any impact on the neighbours with the rear of the two storey extension not having any windows

and any windows are within the main roof, add in the additional height of the ground level for the houses that might be impacted the overall neighbouring impact of the extensions is minimal.

CONCLUSION

7.1 For the above reasons the proposal is considered to comply with Environment Policy 1, 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2016 and therefore acceptable. 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: 24.12.2020 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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