Officer Report

Application No.: 16/00007/B Applicant: Jeannie Robertson Proposal: Alterations and extension to dwelling (comprising amendments to PA 14/01371/B) Site Address: Cherry Forge Tosaby Road Eairy Isle Of Man IM4 3HP Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling, Cherry Forge, formerly Glenn's Home, situated on a short lane, Willow Lane on the eastern side of the B36 Tosaby Road between Clough Willey and the Eairy. The existing dwelling is a two bedroomed, hipped roofed bungalow of modest proportions. This sits towards the eastern end of the site together with loose boxes. - 1.2 The dwelling is visible from the main road, and is higher than the road from where the hipped roof is clearly visible. There are leylandii trees planted along the access drive which, if left to grown would screen the property from view from approach from the south. THE PROPOSAL

2.1 Proposed is an extension to the property, similar to one which already has approval under PA 12/00007/B and 14/01371/B which have been commenced. The extension will extend the front elevation by 7.3m (1.5m longer than was approved under PA 14/01371/B) set back from the frontage by 250mm. The extension will then step back as far as does the existing dwelling in a hipped roofed form and with a small open porch on the rear elevation, projecting back from the rear elevation by 1.5m. - 2.2 Rooflights are proposed in most of the roof pitches including long combination lights on the new front part of the extension. - 2.3 The extensions will provide a lounge and dining room and kitchen, utility and additional toilet. - 2.4 Following approval being granted to the 2014 scheme and following the commencement of works, the applicant has re-evaluated the scheme, seeking more light and character to the inside and incorporating more roof lights, a vaulted ceiling and the scheme now accommodates a wood burning stove and corner windows which make the most of the outlook from the property. PLANNING STATUS AND POLICY

3.1 The site lies within an area of open space not designated for a particular purpose on the Isle of Man Planning Scheme (Development Plan) Order 1982 Policy 1 and General Policy 3 of the Strategic Plan. However, there is provision for extensions of non-traditional properties in Housing Policy 16 which states:

• "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
• 3.2 This was considered in the earlier application and it was concluded that the existing dwelling is not particularly prominent and screened by a combination of topography and mature planting and the previous extension was considered to comply with this policy. PLANNING HISTORY

4.1 As well as the applications referred to in paragraph 2.1 there have also been previous applications for the loose boxes which are not considered relevant to the consideration of the existing application. REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services indicate that a minimum of two off street parking spaces must still be provided within the curtilage of the property (08.01.16).

5.2 Marown Parish Commissioners indicate that they do not object (25.01.16). ASSESSMENT - 6.1 The proposal will approximately double the existing floor area, more than with the previous application. However, the acceptability or otherwise of proposals such as this rests with the visual impact and whether the extensions would render the property more visible in the landscape and this is the critical issue rather than the amount by which the property is being extended.

6.2 It is considered that the proposed changes alter very little what already has approval and the additional length of the extension, together with the changes to the doors and windows will not have any significant or adverse impact and as such are recommended for approval.

6.3 Whilst not specifically shown on the drawings, there is ample space within the plot for the parking of vehicles and as such, the requirements of Department of Infrastructure Highway Services are satisfied. PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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, in this case Department of Infrastructure Highway Services (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted

Date of Recommendation: 01.02.2016 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.

This decision relates to drawings 1505/1, 1505/2, 1505/3 all received on 5th January, 2016 and 1505/4A received on 6th January, 2015.

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 : 02.02.2016 Determining officer

Signed : J CHANCE Jennifer Chance Head of Development Management

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