Officer Report

Application No.: 16/00690/B Applicant: Ms Sandy Casey Proposal: Erection of an extension to rear elevation of dwelling. Site Address: Thie-Nyn-Ashlish Patrick Village Isle Of Man IM5 3AH Case Officer : Miss Lucy Kinrade Photo Taken: 19.07.2016 Site Visit: 19.07.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of Thie-Nyn-Ashlish, Patrick Village. This single storey detached property is set in a large plot and is one of several dwellings that form a row of houses along the eastern side of the A27 Patrick Road to Peel. - 1.2 The applicant also owns additional land directly to the rear of Thie-Nyn-Ashlish which extends north behind the neighbouring properties lining Patrick Road.

2.0 PROPOSAL - 2.1 This application seeks approval for an extension to the rear to provide a new kitchen area to the existing main dwelling house. - 2.2 The proposed pitched roof extension will stand 4m to ridge height and will extend out from the existing dwelling approx. 5.3m x 4.5m. - 2.3 Two Velux 1.3m by 1m centre pivot roof lights are proposed for the roof, and a 2.4m wide window looking over the rear garden and towards St Johns on the east elevation. - 2.4 The south elevation of the proposed kitchen will have a 3 panel bi-fold door with steps down to the existing rear patio area. - 2.5 No windows are proposed in the elevation adjacent to neighbouring property Four Winds.

3.0 PLANNING HISTORY - 3.1 PA 96/01572/B was approved in 1996 for the installation of French doors and new windows to the rear of Thie Nyn Aishlish. - 3.2 In 1999 approval was granted under PA 99/00541/B for the installation of roof lights to provide light into the existing dining room at ground floor level.

4.0 PLANNING POLICY - 4.1 The application site sits within an area not designated for development in accordance with the Isle of Man Development Plan Order 1982. The site is within an area zoned as 'High Landscape or Coastal Value and Scenic Significance'. Due to its location the following policies from the Isle of Man Strategic Plan 2016 are relevant to proposed development in the countryside;

8.12.2 'Extensions to properties in the countryside' explains that where development already exists, any alteration or extension to it should not detract from the local amenities of the countryside. There must also be control over the size and form of extensions to ensure a sensitively balanced appearance that will not destroy the character of the existing property.

Housing Policy 16: "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."

5.0 REPRESENTATIONS - 5.1 Patrick Commissioners have no objection to the current planning application (13/07/2016). - 5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (26/07/2016).

6.0 ASSESSMENT - 6.1 The application looks to gain approval for the extension of the existing property to provide a new kitchen area to the property and allow for the applicant to utilise the existing kitchen as a utility area. The most important areas for consideration in the assessment of this application are the impact of the proposed development on the character and appearance of the existing building and its impact on the local countryside. - 6.2 The proposed extension is not visible to the public or from the public highway of Patrick Road as its location is at the rear of the property, therefore in compliance with Housing Policy 16. - 6.3 Thie-Nyn-Ashlish has two neighbours, Four Winds to the north and the graveyard and chapel of The Old Chapel, Patrick Corner to the south. The proposed extension has no windows in the elevation adjacent to Four Winds with ensures that there will be no adverse impacts on their privacy. Following a site visit it was noted that the elevation adjacent to the proposed kitchen was the side elevation of Four Winds' garage which contains only a side access single door. - 6.4 As noted in the proposal the rear east facing window of the proposed kitchen extension shall face directly over the rear garden and into the additional land owned by the applicant, there shall be no adverse impacts on neighbours and the window will provide far-reaching views of the Manx countryside towards St Johns. - 6.5 The 3 panel bi-fold door proposed for the new kitchen shall provide access to the rear garden. As Thie-Nyn-Ashlish sits further back from the main highway than The Old Chapel views of the extension will be marginal. The old churchyard is also located between the chapel and the application site which further distances any potential views of the extension. - 6.6 Overall the proposed extension complies with the policies of the IOM Strategic Plan 2016 and does not cause adverse effect to the amenity of its neighbours or detriment the local countryside environment.

7.0 RECOMMENDATION - 7.1 The application complies with Housing Policy 16 of the IOM Strategic Plan 2016, and is reccomended for approval.

8.0 PARTY STATUS - 8.1 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; (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: 28.07.2016 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 Site and Location Plan and drawing numbers 1318.1, 1318.2 and 1318.3, all received and date stamped 17/06/2016.

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

Decision Made : Permitted Date: 04.08.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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