DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00285/B Applicant: Mr & Mrs Paul Turnbull Proposal: Kitchen and sun lounge extension to side of property and remodelling of conservatory and lounge windows Site Address: Ballacorris Croft Clannagh Road Santon Isle Of Man IM4 2HP Planning Officer: Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.07.2024

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 and Housing Policy 16 of the Isle of Man Strategic Plan 2016

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 28th March 2024;

• o Supporting Statement
• o Drawing No. 01
• o Drawing No. 02
• o Drawing No. 03
• o Drawing No. 04
• o Drawing No. 05 _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of Ballacorris Croft, Clennagh Road, Santon which is a two storey detached dwelling situated down a long lane to the West of Clennagh Road. - 1.2 Views are possible but fleeting from the A26 Braaid Road and also from Ballacorris Road. THE PROPOSAL

2.1 The current planning application seeks approval for the demolition of the existing porch and erection of a single storey extension to the Southern side of the property measuring approximately 7.6m by 7.6m, with an overall height of approximately 4.8m, and a glazed corner to the South Western side. - 2.2 The proposal also includes the erection a new conservatory over the existing conservatory walls, and the installation of new windows into the existing lounge. - 2.3 The proposed materials are to match the existing including the Manx stone plinth and concrete coping. PLANNING HISTORY

3.1 The following are applications are upon the site; PA93/00772/B - Construction of conservatory - Permitted PA10/00286/A - Approval in principle for erection of a dwelling to replace existing storage barn

• Refused PA10/01158/LAW - Application for a certificate of lawfulness seeking removal of an agricultural workers occupancy condition - Certificate of lawfulness agreed PA19/00164/B - Erection of a garden equipment storage shed and extension to existing storage shed - Permitted

PLANNING POLICY

4.1 The site lies within an area zoned as zoned "Not for Development" upon the Area Plan for the East. The site is not situated within a Conservation Area nor a Flood Risk Zone.

4.2 In terms of the Isle of Man Strategic Plan 2016, paragraph 8.12.2 states, "As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside." With that in mind the key policy for this application is Housing Policy 16 which seeks that the extension of non-traditional dwellings or those of poor form or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public. - 4.3 There are a number of other relevant policies within the Isle of Man Strategic Plan 2016, as summarised below.

• - General Policy 2 sets out general 'Development Control' considerations which are arguably relevant even where a proposal is not in accordance with the land-use designation including design (respects the site and surroundings in terms of the siting, layout, scale, form, design

• and landscaping of buildings and the spaces around them), wider impact (the amenity of local residents or the character of the locality) and parking/access/highway safety.
• - General Policy 3 indicates development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exception, which do not include the extension of existing dwellings.
• - Environment Policy 1 seeks to prevent development which would adversely affect the site other than in exceptional circumstances.

4.4 The Department has published the Residential Design Guide (2019) which, although focused on dwellings within settlements, does offer advice in relation to visual impact and the impact on neighbours. - 4.5 It is also relevant to note Planning Circular 3/91 "Guide to the design of residential development in the countryside," which provides advice on residential development within the countryside. REPRESENTATIONS

5.1 The following representations can be found in full online, below is a short summery;

5.2 Highway Services have considered the proposal and have "no highways interest." (05.04.24) - 5.3 No comments have been made by Santon commissioners at the time of writing this report. ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• - principle of development (GP3, EP1 and HP16);
• - detail of design (GP2, HP16)
• - neighbouring amenity (GP2)

- 6.2 PRINCIPLE

• 6.2.1 The site is not designated for development, nor does it meet the expectations criteria in General Policy 3. However, Housing Policy 15 and its supporting text clearly allows for residential extensions in the countryside where they would not detract from the countryside which, in the case of the extension of non-traditional buildings means they must not increase the impact of the buildings as viewed by the public.
• 6.2.2 The proposed works to the property are situated to the Southern side of the dwelling, where views are available due to the elevation of the property in relation to the A26 Braaid Road and the Ballacorris Road, whilst this is the case, these views are from a distance of over 500m at the closest point.
• 6.2.3 Whilst the proposal might seem high in height, overall taking into context the existing dwelling and the form that the existing property house has and the overall distance the site is away from public views, any views of the proposal would be minimal and seen as a residential extension/alteration on an already existing residential dwelling.
• 6.2.4 Therefore on balance, it is considered the proposed alterations and extension to the main dwelling are deemed acceptable from a principle/ character and appearance point of view and would comply with Housing Policy 16.

- 6.3 CHARACTER AND APPEARANCE

• 6.3.1 When looking at the character and appearance of the proposal, the main aspects would be whether the extension would be suitable in terms of its design, form, size and finishes. The property itself is relatively plain from an architectural point of view with the proposed extension matching the existing dwelling by the materials on site. Whilst the proposed roof would not match the existing, it is understandable and logical on why the proposed roof has been chosen, as such overall the proposal is relatively modest in relation to the main dwelling and would be in keeping with the character of the property itself.

6.4 NEIGHBOURING AMENITY

• 6.4.1 Another factor when looking at extensions such as this is whether they would create an impact on the neighbouring properties amenities. The closest neighbour to the works are "The Warren" which is situated over 100m to the North East of the site, as such it is deemed that the proposed works would not impact neighbouring amenity above and beyond what is currently in place. CONCLUSION

7.1 For the above reasons the proposal is considered to comply with General Policy 2 and Housing Policy 16 of the Isle of Man Strategic Plan 2016 and therefore acceptable. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 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 above who should be given Interested Person Status

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 30.07.2024 Determining officer Signed : J SINGLETON

Jason Singleton Principal Planner

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