DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/01349/B Applicant: Mr Matt Newing Proposal: Remove existing conservatory and replace with orangery extension on southeast corner of the existing dwelling Site Address: The Grange Clypse Moar Road Onchan Isle Of Man IM4 5BG Planning Officer: Mrs Vanessa Porter Recommended Decision: Permitted Date of Recommendation: 05.01.2024

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 is considered to comply with Housing Policy 15 and 16 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 20th November 2023;

• o Drawing No. 1
• o Drawing No. 2
• o Drawing No. 3
• o Drawing No. 4
• o Drawing No. 5 _______________________________________________________________

Interested Person Status

Additional Persons None

Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of The Grange, Clypse Moar Road, which is a detached two storey property situated to the North of Clypse Moar Road at the junction with the road to Clypse Reservoir. - 1.2 The property is a two storey traditional dwelling with extensions to the front, sides and rear. THE PROPOSAL

2.1 The current planning application seeks approval for the demolition of the existing conservatory to the Eastern side of the front elevation and erection of a flat roofed extension measuring approximately 6.32m by 4.8m with a height of 3.544m to the top of the parapet wall and 4.053m to the top of the roof lantern. - 2.2 The extension is to sit approximately 3m out from the front elevation building line, not including the porch. PLANNING HISTORY

3.1 The previous applications are not relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as an "not zoned for a particular purpose" on the Area Plan for the East. The site is not within a Conservation Area, Flood Zone, nor an area zoned as High Landscape or Coastal Value and Scenic Significance.

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 15, which states (in full), "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)." - 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 Highway Services have considered the application and state, "No Highways Interest." (1.12.23)

5.2 Onchan Commissioners have considered the application and state, "that the application be Approved for planning purposes only." (13.12.23) ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are:

• - principle of development (GP3, EP1 and HP15 & 16);
• - character and appearance (GP2, HP15 & 16)

- 6.2 PRINCIPLE

• 6.2.1 The site is not designated for development, nor does it meet the expectation criteria in EP3. However, HP15 and its supporting text clearly allow for residential extensions in the countryside where they would not detract from the countryside which, in the case of the extension of traditional buildings means that the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property.
• 6.2.2 Therefore the principle of an extension is acceptable, it is however necessary to consider the character and appearance of the proposed extension and whether there is any impact on neighbouring amenity.
• 6.3 CHACACTER AND APPEARANCE

6.3 When looking at the character and appearance of the proposal, it is noted firstly that the proposal cannot be seen from a public vantage point, this is mainly due to the overall mature hedging surrounding the site and its distance from the main road. - 6.4 Whilst the proposal is situated to the front elevation of the proposal, due to its design, it is unlikely to impact the overall character and appearance of the main dwelling, due to the extensions which have already taken place, nor the overall streetscene.

- 6.4 NEIGHBOURING AMENITY

• 6.4.1 It is not considered that there are any concerns in relation to the impact on neighbouring properties including the chapel in terms of loss of outlook or overlooking that would justify a refusal. CONCLUSION
• 7.1 For the above reasons the proposal is considered to comply with Housing Policy 15 and 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 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 : 08.01.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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