DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00326/B Applicant: Mr & Mrs Jason Coole Proposal: Replacement of existing conservatory and rear extension with a single storey kitchen extension Site Address: Cherry Tree Lodge Strang Road Union Mills Isle Of Man IM4 4NL Principal Planning Officer: Belinda Fettis 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 construct a single storey rear extension 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 drawings;

• - Location Plan, drawing no.01 (21.03.2024)
• - Site & Ground floor Plan, elevations and Section as Proposed, drawing no.03 Revision A

(17.05.2024) _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site relates to the detached dwellinghouse known as Cherry Tree Lodge and its' curtilage which comprises the detached dwellinghouse, private off-road parking and gardens. The two storey detached property is set back from the road. - 1.2 The nearest neighbours are semis either side of the site, Grove House and Lauderdale and Chesil to the north. All are separated from the site by mature vegetation and or driveways. - 1.3 The site is on the north side of Strang Road, opposite which can be seen the rooftops of the detached dwellinghouses alongside the River Dhoo. Other than the grandeur of and scale of the houses seen behind mature vegetation, there is no one cohesive vernacular feature to the dwellinghouses.

2.0 THE PROPOSAL - 2.1 This application seeks approval to replace the existing conservatory and rear extension with a single storey kitchen extension.

3.0 PLANNING HISTORY - 3.1 There have been a number of applications on the site and the most relevant are as follows. 90/04100/B - Construction of conservatory. Permitted.

4.0 PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential. 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 Chapter 8 of the Strategic Plan, Housing Policy 16, paragraph 8.12.1 Extensions to dwellings in built up areas, is relevant. Provided the extension does not result in an adverse impact on either adjacent property or the surrounding area in general, there is a presumption in favour of extensions to an existing property. - 4.3 Within the Residential Design Guide, Section 2.3, Building Design, glazed walls below an insulated roof (sun rooms) are favourable instead of traditional style conservatories. Section 4, Householder Extensions, takes account of the General Policy 2 of the Isle of Man Strategic Plan (IOMSP) which indicates that generally house extensions are acceptable provided they reflect and enhance the appearance of the existing property, adjoining properties, and their setting in terms of scale, design and materials. All extensions and alterations, particularly those incorporating modern design approaches, should be considered holistically with the original/main building and its setting in the landscape/townscape to avoid an awkward jarring of materials and forms. However, well-judged modern designs are not restricted provided the other considerations are met.

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 (04.04.2024). - 5.3 Braddan Parish Commissioners: No objection (02.04.2024). - 5.4 Manx Utilities Authority: Consulted on 21.03.2024 requesting a response by 11.04.2024 but at the time of writing this report no comment had been received therefore it is assumed that they have no comment to make. However the agent submitted amended drainage detail in response to a direct conversation with Manx Utilities.

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 dual pitch extension and attached conservatory. There exists openings on the north west elevation south west elevation.

• 6.2.1 The proposal is to construct a rear extension upon the footprint of the existing development, effectively encompassing the two existing elements resulting in a unified space. Although different to those in existing, openings remain the same. The extension would be flat roofed comprising a lantern style roof light.
• 6.2.2 Policy generally does not support the introduction of flat roof extensions, however the design would appear as a modern extension to the property and in some way simplify the existing complexity of various roof angles. Therefore because of the scale, design and position it is considered acceptable in this instance. Neighbour Amenity
• 6.3 There exists extensions in the same location as the proposal and no harm to residential amenity as exists is observed. In general, due to the separation distances, topography and orientation the proposed extension would not cause adverse harm to neighbouring amenity. Drainage
• 6.4 The agent contacted the planning department stating that they had discussed the application with the Manx Utilities Authority who had requested consideration of surface water management. As a result the agent submitted an amended drawing which incorporates a soakaway within the garden.

7.0 CONCLUSION - 7.1 The proposed development to construct a single storey rear extension meets the aims and objectives of the Design Guide and Policy 2 of the Isle of Man Strategic Plan (2016).

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 the Acting Head of Development Management 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 : 21.06.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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