DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00637/B Applicant: Mr Norman & Mrs Catherine Greenhalgh Proposal: Erection of single storey extension and installation of three air source heat pumps Site Address: Westham Court Arbory Road Castletown Isle Of Man IM9 1ND Planning Officer: Graham Northern Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.07.2024

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.

• C 2. This approval relates to the installation of air source heat pumps where these are Mitsubishi Ecodan, unit model PUZ-HWM140VHA(-BS), Ecodan R32 Monobloc Air Source Heat Pump as shown and described in the submitted brochure or similar, in accordance with the following approved plans and brochure all received on 03.06.2024.

Reason: to clarify the extent of the approval in the interests of the living conditions of those in adjacent property in accordance with General Policy 2 and Environment Policies 22 and 24 of the Strategic Plan.

This application has been recommended for approval for the following reason. The proposed development is considered to comply with General Policy 2 and Environment Policy 36 of the Isle of Man Strategic Plan (2016)

Plans/Drawings/Information; This approval relates to the following drawings and documents:

• Hart 22-100 Existing Site and Location Plan received 03.06.24
• Hart 22-101 Proposed Site Plan received 03.06.24

Hart 22-103 Proposed Plans and Elevations received 03.06.24 Heat Pump Specification received 03.06.24 Manx Roots Tree Constraints received 03.06.24 Manx Roots Tree Protection received 03.06.24 _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The proposals relate to a new dwelling which was granted planning permission in 2016 under application reference 16/01239/B. The property lies to the north west of The Crofts and to the north east of Arbory Road in Castletown, out with the town's Conservation Area. The site has an access onto Arbory Road alongside The Vicarage and 1-4, Westham Lea. The site contains a number of trees, mostly around the periphery. - 1.2 The dwelling comprises of modern fenestration, a large, stone, external chimney stack and stone cladding on the ground floor with an integral garage. The pitched roof is finished in imitation slates and the majority of the walling finished in painted render. THE PROPOSAL

2.1 The proposals seeks planning approval for a single storey flat roofed extension across the rear of the existing dwelling which would measure 4.95 metres in projection and 23.2 metres in width, with a height of 3.2 metres to eaves level. - 2.2 The walls would be render to match the existing dwelling and the roof would be a natural sedum roof. - 2.3 The proposals include 3 air source 14 kW heat pumps located to the side of the dwelling adjacent the exiting garage.

SITE HISTORY

3.1 Permission was granted for the dwelling on the plot via application reference 16/01239/B. REPRESENTATIONS - 4.1 DOI Highways 17.06.24 - No interest. PLANNING POLICY - 5.1 The site was specifically identified on the Area Plan for the South adopted in 2013 as being suitable for one dwelling which was built out following the 2016 permission. The site as such is considered predominately residential in line with the surroundings. It does not lie within a Conservation Area, but the Conservation Area does lie to the south.

5.2 As such, the following parts of the Strategic Plan are relevant: - 5.3 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;

• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways".

5.4 The Department has recently published the Residential Design Guidance (March 2021) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 5.5 Due to the proximity of the Conservation Area (south on Arbory Road), Environment Policy 36 is applicable: "Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area."

ASSESSMENT

6.1 The main issues to consider in the assessment of the application are the potential impacts upon the character and appearance of the street scene, and the potential impacts upon the neighbouring properties. Potential impacts upon the character and appearance of the street scene

6.2 The property is situated towards the rear of the plot with trees that surround the periphery, in addition the extension is single storey and to the rear of the dwelling. The extension does not project beyond the existing side elevations of the dwelling and projects out to the rear 4.95 metres. It is not considered that the extension will harm the character or the street scene. - 6.3 The air source heat pumps are located to the side of the dwelling and are well within the site away from the rear boundary with other properties which is also well screened by trees. As such they are also not considered to impact on the street scene or character of the area. Neighbouring Amenity - 6.4 Given the extension is single storey and that windows will only be to the ground floor, the spacious nature of the plot and distance to boundaries as well as strong tree cover to the garden boundaries the extension will not result in any significant increased amenity impact. The air source heat pumps are also sited in a position where they are not considered to result in amenity detriment. Trees

6.7 The application is supported by a tree constraints and protection plan which shows construction exclusion zone nearest the trees and a route in for construction which is the least harmful. - 6.8 The air source heat pumps are located in an area that is already hardstanding and as such are not considered to impact the trees. The extension does not result in the loss of any of the surrounding trees and the plan seeks to ensure protection. CONCLUSION

7.1 The proposed development is acceptable in terms of its form, mass and design by providing a suitable addition to an existing residential property and as such comply with General Policy 2 and Environment Policy 36 of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval. - 8.0 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: 10.07.2024 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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