Officer Report

Application No.: 17/00652/B Applicant: Mr John & Mrs Karen Callin Proposal: Erection of sun room to rear of property Site Address: Ballacallin Little Mill Road Onchan Isle Of Man IM4 5BE Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is an existing residential property known as Ballacallin located on the southern side of the Little Mill Road that leads to the Kerrowdhoo and Clypse Reservoirs and provides as a loop road between Onchan's Whitebridge Road and Hillberry Corner. - 1.2 The existing two storey property has a front elevation facing north and towards the main road, an existing single storey conservatory on the west side elevation and a rear elevation comprising a projecting two storey gable that faces south and over the rear garden.

2.0 THE PROPOSAL - 2.1 This current planning application seeks approval for the erection of a white upvc lean-to sun room extension approx. 5m wide and to project 2m from the rear elevation gable. The sunroom is to have a roof finished in lightweight Tapco Tile 801 to match the existing house and patio doors opening east into the rear garden area.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of 7 previous planning applications relating to the development of the original house and the erection of the conservatory. The most relevant in the case of the current application being the most recent application for the erection of the conservatory approved under PA 00/00820/B.

4.0 PLANNING POLICY - 4.1 The application site is located within an area not designated for development on the Onchan Local Plan Order 2000 and also within an area zoned as Area of High Landscape or Coastal Value and Scenic Significance (AHLV). There is a general presumption against development here as set out in Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan 2016, however given the nature of the current proposal located on an existing property in the countryside that replicates a traditional dwelling it is considered reasonable to assess the application based on the following policy: - 4.2 Housing Policy 15

"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)."

5.0 REPRESENTATIONS - 5.1 Onchan District Commissioners have no objection 12/07/2017. - 5.2 The Department of Infrastructure Highways Division have no highways interest in the current planning application 10/07/2017.

6.0 ASSESSMENT - 6.1 The key issues to be assessed in the determination of this application are whether or not the proposed development accords with HP 15. The existing property has an existing glazed conservatory on the side elevation, the proposed sunroom on the rear elevation is unlikely to be visible from the public highways and it development with a tiled lean to roof to match with the existing roof tiles on the main house will help to generate a uniform appearance throughout the rear. - 6.2 The development of the 10 sq m sunroom on the rear elevation respects the site in terms of its siting and size, and its material finish is unlikely to detriment the overall character of the existing property to a significant level to warrant a concern.

7.0 RECOMMENDATION - 7.1 It is recommended that the planning application be approved.

8.0 INTERESTED PERSON 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;
• (d) The Highways Division of the Department; and
• (e) The local authority, Michael Commissioners in whose district the land the subject of the application is situated.

Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.

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: 16.08.2017 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.
• C 2. The sun room must be finished with Tapco tile No. 801 roof tiles in accordance to the approved details date stamped 16/06/2017. Interest: In the interest of visual amenity.

This approval relates to Site Plan, Existing and Proposed Drawing and supporting images and cover letter all date stamped and received 16/06/2017.

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: 17.08.2017 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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