Officer Report

Application No.: 15/01315/B Applicant: Mr & Mrs David Fallows Proposal: Erection of a single storey extension to front elevation Site Address: Highcroft Station Road St Johns Isle Of Man IM4 3AH 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 single stored dwelling situated on the western side of Station Road, to the south of Tynwald Hill and opposite and slightly to the north of the village post office. The property has a single storey projection to the left of the pedestrian entrance into the site whose roof is a continuation of the main roof front pitch. Alongside this is a bow window. THE PROPOSAL - 2.1 Proposed is the provision of a second projecting annex to the right of the bow window. This will project out as far as does the existing annex and is the same height and finish but is slightly wider 4.6m compared with 3.3m. PLANNING STATUS AND POLICY - 3.1 The site lies within an area designated on the St. John's Local Plan as Residential. As such the following Strategic Plan policy is considered relevant:

Paragraph 8.12.1 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."

General Policy 2 states: "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 space 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 water courses."

3.2 This is supported by the following policy in the St. John's Local Plan: POLICY : RES/P/5

2.20 WITH THE EXCEPTION OF APPROPRIATE EXTENSIONS AND ALTERATIONS TO EXISTING PROPERTY WHICH WILL GENERALLY BE ACCEPTABLE, OUTSIDE OF DEVELOPMENT AREAS 1, 2, 4,

5 AND 6 NEW RESIDENTIAL DEVELOPMENT WILL ONLY BE APPROVED WHERE THIS COMPLIES WITH PLANNING CIRCULARS 1/88, 3/88 AND 3/89.

PLANNING HISTORY

4.1 The site has been subject to applications for alterations and extensions to provide the annex on the other side of the front entrance - PA 14/00671/B and for other extensions which are not considered relevant to the current application. REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services indicate that they do not oppose the application (07.12.15). ASSESSMENT - 6.1 The proposal will bring more balance to the front elevation which will be seen by the passing public, with no change to pedestrian or vehicular access and no significant change to the amount of amenity space available to the dwelling itself. As the extension is on the front of the site, there will be no significant impact on the living conditions of those in neighbouring property. The applicant has taken care to replicate the finish materials and general glazing pattern of the existing annex.

6.2 The application is considered to accord with the policies of the Strategic and St. John's Local Plan and is recommended for approval. 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 and (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: 04.01.2016 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 approval relates to the drawings 01 and 02 both received on 2nd December, 2015.

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 04.01.2016 Determining officer

Signed : M GALLAGHER Michael Gallagher Director of Planning and Building Control

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