DEC Officer Report

Application No.: 19/00793/B Applicant: Mr Bo Larsen Proposal: Alterations, installation of external doors, roof lights and extension of patio area Site Address: Kilkenny Cottage Colooneys Lane Cooil Douglas Isle Of Man IM4 2AG Planning Officer: Mr Paul Visigah Photo Taken: 06.08.2019 Site Visit: 06.08.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.08.2019 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to drawing numbers 19/276/01 and 19/276/01 date stamped and received 17 July 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing detached dwelling situated on the western side of Cooil and west of the A24 as you head towards Braaid. This two storey Manx Cottage forms part of the cluster of dwellings on Colooney Lane. It is also situated about 737m west of the Isle of Man Business Park. The site is bounded by Colooneys Farm Cottages on the northern boundary while Kilkenny and Kilkenny Farmhouse are the abutting properties on the south.

1.2 The external wall of this dwelling has painted spar dash render while the windows are UPVC top hung casement windows. The property also features white UPVC French doors on the right side of the front elevation. Its covered entrance porch juts out 1.2m towards the parking area and spans 1.7m. The roof cove is made up of grey slate tiles and two chimneys stacks projects 1.2m above the roof pane. - 1.3 There is a small projection at the rear of the dwelling which has a lean-to roof resting on the rear elevation of the property. This section of the dwelling is partly concealed by a raised grass area which forms part of the lush rear garden. Below this raised garden area is the rear patio area (about 1m below the raised grass area and at the same ground level as the dwelling). This patio area connects the dwelling to the rear garden. - 1.4 A thick line of hedging and shrubbery encircle this rear garden concealing it from the surrounding dwellings. Also, the raised level of Colooneys Farm Cottages also conceals this section of the property, as well as large sections of the front elevation when viewed from the highway. It is worth noting that entire sections of the property, save the opening created by the driveway are completely concealed from public views when approaching from both directions on Colooney Lane. THE PROPOSAL

2.1 Proposed are alterations, installation of external doors, roof lights and extension of patio area. The details of the proposed alterations and extensions are presented below:

• i. The installation of four roof lights measuring 1m x 1.2m on the roof of the kitchen.
• ii. Removal of the existing 900mm x 800mm and 900mm x 500mm windows on the north elevation of the kitchen.
• iii. The removal of the door and window at the rear elevation of the living room, the adjustment of the opening that housed these features, as well as the installation of a new bifolding door which will measure 2.1m x 1.9m on the affected section of the elevation.
• iv. The removal of the window on the south elevation of the kitchen, the adjustment of the opening, and the installation of a new bi-folding door on the affected wall. The door will be 2.1m x 1.9m.
• v. The cutting of sections of the raised garden area at the rear of the dwelling to accommodate an extended patio area. A retaining wall shall be built to mirror the design and height of the existing retaining wall, while a set of paving flag steps will be built to lead to the raised garden area adjoining the patio area. The added patio area will cover a footprint of 20.15sq.m.

PLANNING POLICY

3.1 The site is designated on the Braddan Local Plan of 1991 as not for any particular purpose and identified as of High Landscape Value and Scenic Significance. The Strategic Plan contains policies which presume against development in the countryside, consistent with the land use designation in this case but where there is provision for development which is required for agricultural purposes. This guidance is as follows:

3.2 Environment Policy 1: The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative. - 3.3 General Policy 2: 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 spaces 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; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;

3.4 Environment Policy 2 presumes against development within areas of High Landscape Value and Scenic Significance unless the location for the building is essential or it would not harm the character and quality of the landscape. However, Environment Policies 1 and 2 are collectively clear that development that will not harm the character or appearance of the countryside will be supported in the circumstances specified in those policies.

PLANNING HISTORY

4.1 The application site has been the subject of three previous planning applications none of which are considered to be material in the assessment of the current application.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 2 August 2019.

5.2 Manx Utilities Authority although consulted on 25 July 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application. - 5.3 DEFA's Arboricultural Officer although consulted on 25 July 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application. - 5.4 Braddan Parish Commissioners have stated that they have NO OBJECTION to the planning application in a letter dated 16 August 2019.

ASSESSMENT

6.1 Although this dwelling is in the countryside, the proposed changes will not result in any increase in the built form or mass; hence the issues here are whether the proposed works would have any adverse impact on the appearance and character of the property or the surrounding area and whether there would be any impact on the living conditions of those in the neighbouring properties.

6.2 Impact of the proposed window, door and roof lights

• 6.2.1 The proposed works on the windows, doors and the installation of roof lights would make the application property slightly different when compared to the existing. However, these changes would be a welcome variation as it will enhance the views, improve lighting as well as enhance the functionality of the affected spaces. The proposed finishing such as the rendering of adjusted walls, as well as painting to match the existing dwelling will be in keeping with the existing dwelling. As well, the changes would result in a more energy efficient property, in line with the Strategic Plan guidance on such things in General Policy 2. It is also vital to note that none of these changes would be visible from public views as the dwelling is sufficiently screened by the raised levels of the surrounding landscape and the hedging bordering the entire property on all elevations.
• 6.2.2 Whilst the scheme would include a long run of bi-fold doors, and the addition of roof lights the rear of the dwelling has no views to the abutting dwellings; constrained by the 2.7m raised rear garden on the north-west of the property, in addition to the shrubbery and trees which tower over 3m along the rear site boundary. Hence, these works will have no impact on the neighbouring dwellings.

6.3 Impact of proposed patio extension

• 6.3.1 Regarding the extension to the existing patio at the rear of the dwelling, the extension would be at the same height as the existing patio area. This patio extension would project by a further 3.1m towards the raised rear garden and would be secured by a retaining wall with cap to match the existing retaining wall. It is considered that the extension to the patio would not result in overlooking of the neighbouring property to the rear consequent on the fact that the boundary treatment on the rear boundary provides adequate screening eliminating any possibility of overlooking and loss of privacy.
• 6.3.2 Although the proposed extension to the patio area would result in the increase in the footprint of the patio, it is considered that its size, design, and finish would not significantly affect the visual amenities of the site or the dwelling.

CONCLUSION

7.1 It is concluded that the proposed works proposed are acceptable when assessed against the relevant policies, and as such the application is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

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 : 30.08.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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