DEC Officer Report

Application No.: 24/00204/B Applicant: Ameya Ltd Proposal: Erection of a conservatory to rear elevation Site Address: 4 Park Close Glen Vine Isle Of Man IM4 4HB Principal Planning Officer: Belinda Fettis Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.06.2024

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 proposed development to replace the existing extension with a conservatory of similar dimensions meets the aims and objectives of the Design Guide and Policy 2 of the Isle of Man Strategic Plan (2016).

Plans/Drawings/Information; This decision relates to the following plans and drawings, received on the 21st of March 2024;

• - Location & Existing Site Plan, drawing no.A/PL_02 dated Feb.24
• - Proposed Floor Plans & Elevations, drawing no.A/PL_04 dated Feb.24

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site relates to the curtilage of no.4 Park Close which comprises a detached dwellinghouse, private off-road parking and gardens. The two storey detached property extends to the majority of the plot width, with multiple roof elements. - 1.2 The detached dwellinghouse is on the west side of Park Close, a cul-de-sac with dwellinghouses of similar scale but no uniform character in respect of materials or vernacular. The cul-de-sac is one of a network of similar roads off the A1 in the village of Glen Vine between Colby and Douglas.

2.0 THE PROPOSAL - 2.1 This application seeks approval to erect a conservatory to the rear elevation.

3.0 PLANNING HISTORY - 3.1 There have been a number of applications on the site and the most relevant are as follows. 23/00081/B - Erection of two storey extension to replace existing porch. Permitted. 19/01416/B - Alterations, erection of a first floor extension, erection of a two storey extension, relocation of existing conservatory and extension of decking. Permitted.

4.0 PLANNING POLICY - 4.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the East, Map 10 - Crosby/ Glen Vine. The property is not a Registered Building or within a Conservation Area, nor within the setting of either. The property is not in a Flood Risk Zone. - 4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 of the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development. - 4.3 The Residential Design Guidance 2021 is also a material consideration.

5.0 REPRESENTATIONS - 5.1 Copies of representations received can be viewed on the government's website. This report contains summaries only. - 5.2 Highways - No interest (02.04.2024). - 5.3 Marown Parish: Consulted on 22.03.2024 requesting a response by 12.04.2024 but at the time of writing this report no comment had been received therefore it is assumed that they have no comment to make. - 5.4 Planning Enforcement: Consulted on 22.03.2024 requesting a response by 12.04.2024 but at the time of writing this report no comment had been received therefore it is assumed that they have no comment to make.

6.0 ASSESSMENT Principle - 6.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area. Therefore in the assessment of this planning application the main considerations are considered to relate to the design and character and whether there would be any harmful impact upon neighbour amenity. Design and character - 6.2 The detached dwellinghouse has a multifaceted roof resulting from its original design and multiple extensions and alterations. The proposed development requires the removal of an

• existing mono pitch extension with a window in the south east elevation and patio doors in the south west elevation.
• 6.3 The proposal is to construct a side rear extension in the form of a conservatory which would protrude 2.89m from a rear south west elevation and 3.66m from a side south east elevation. A single pitch roof would extend from the eaves up to a rear south west elevation to a point of 3.28m; the eaves being at 2.3m.

• 6.2.1 The mono pitch roof is in keeping with another ground floor extension and would not harm the character of the dwellinghouse. Neighbour Amenity

6.3 The rear elevation of the existing mono pitch roof extension which incorporates a side window does not protrude beyond the rear elevation of the adjacent dwellinghouse to the south east; no.3 Park Close. - 6.4 The proposed conservatory will introduce more glazing to the side elevation of the extension and therefore potential overlooking. However, due to the extension not protruding beyond the rear elevation of the neighbouring property and the vegetation on the boundary, the proposal is unlikely to cause harm to the amenity of the neighbouring property.

- 7.0 CONCLUSION

7.1 The proposed development to replace the existing extension with a conservatory of similar dimensions meets the aims and objectives of the Design Guide and Policy 2 of the Isle of Man Strategic Plan (2016). Therefore the proposal is recommended for approval. - 8.0 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.

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: 13.06.2024

Determining officer Signed : J SINGLETON Jason Singleton

Principal Planner

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