Officer Report

Application No.: 24/91192/B Applicant: A Brew Proposal: Demolition of conservatory and erection of new extension to rear of dwelling Site Address: 2 Rectory Cottages Andreas Village Isle Of Man IM7 4EZ Principal Planner: Chris Balmer Recommended Decision: Permitted Date of Recommendation: 19.11.2024 _________________________________________________________________

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.

Overall, the extension would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 16.10.2024.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection

_________________________________________________________________ Officer’s Report

- 1.0 SITE

1.1 The application site represents the curtilage of an existing property 2 Rectory Cottage, Andreas Village which is a semi-detached one and half storey dwelling, with gardens to the front, side and rear of the property. The dwelling is located to the northern side of A9.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the IOM Development Order 1982. The site is not within a Conservation Area. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (e) does not affect adversely public views of the sea;
• (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;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

2.2 Residential Design Guide 2021. - 3.0 PLANNING HISTORY

3.1 The following previous planning application is considered relevant in the assessment and determination of this application; - 3.2 Erection of conservatory - 97/00678/B - REFUSED - 3.3 Creation of vehicular drive-in - 90/00044/B - REFUSED

- 4.0 PROPOSAL

4.1 The application seeks approval for the demolition of conservatory and erection of new extension to rear of dwelling. - 4.2 The extension wold replace an existing conservatory with a lean-to extension having a rear depth of 3.9m, a width of 4.9m and a maximum height of 3.6m. The extension would be finished with vertically hung natural timber cladding left to weather and natural slate to roof.

- 5.0 REPRESENTATIONS

5.1 Highway Services comment there are no highway implications (24.10.2024).

5.2 Local Authority - no comments received at the time of writing.

- 6.0 ASSESSMENT

6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities. Potential visual impact upon the street scene - 6.2 The proposed alterations in terms of its design, proportion, position and finishes are different to the style and finish of the existing property. However, the more contemporary finish, albeit traditional form, results in a design and approach which is considered to fit with the existing dwelling and would be an acceptable form of development. - 6.3 Within the street scene, being to the rear the works would not be especially apparent to the front of the main dwelling; albeit glimpses of the side elevation from the A9 maybe apparent, although there are no concerns given the design approach and scale of the development being appropriate. Accordingly, from these respects the proposals would comply with General Policy 2 and the Residential Design Guide 2021. Potential impact upon neighbouring amenities - 6.4 The property most likely to be affected by the works is Nr 1 Rectory Cottages to the west of the site. It is note that an existing wall/fence run along the shared boundary of the site and this is to be retained. There is also landscaping along the boundary which appears to be retained. A small window within the rear elevation of Nr 1 Rectory Cottages is located approximately 1m (view from submitted photograph) to the shared boundary. The new extension is taller and has a greater projection compared to the existing conservatory proposed to be demolished. It is noted that the neighbouring property has a sizeable rear garden. - 6.5 While the extension would have a greater impact upon neighbouring amenities, it is not considered the impact would be so significant to warrant a refusal, namely given the modest scale and height of the extension, existing built development already existing and the existing boundary features proposed to be retained.

- 7.0 CONCLUSION

7.1 Overall, the extension would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021 and therefore it is recommended that the application be approved. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to:

• applicant (in all cases);

• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

8.5 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 the Right to Appeal.

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 and/or rights to appeal.

Decision Made: Permitted Date: 19.11.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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