DEC Officer Report

Application No.: 23/01457/B Applicant: Mrs Beth Mulunda-Burudi Proposal: Demolition of existing conservatory, new ground floor and first floor extension. Site Address: Karibu Cottage Jurby East Isle Of Man IM7 3HA Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.01.2024

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. Overall, it is considered the proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 20.12.2023. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site represents the curtilage of Karibu Cottage, Jurby East, located on a corner plot with Rhendhoo Road to the east and the Jurby East Road (B3) to the north.

2.0 PROPOSAL - 2.1 This application seeks approval for the demolition of existing conservatory, new ground floor and first floor extension to the western gable elevation of the dwelling.

3.0 DEPARTMENT POLICIES - 3.1 The application site is not designated for development under the Isle of Man Development Plan Order 1982. The site is also not designated as being within High Landscape Value or Coastal Value and Scenic Significance nor within a Conservation Area. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application: - 3.3 Environmental Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 3.4 Housing Policy 15 states: "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)."

3.7 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside - 4.0 PLANNING HISTORY

4.1 The previous planning applications in association with the is considered relevant in the assessment and determination of this application; - 4.2 Erection of conservatory and porch - 02/00440/B - APPROVED - 4.3 Alterations and extensions to dwelling - 97/00379/B - APPROVED - 4.4 Extension to form rear porch - 85/00257/B - APPROVED

- 5.0 REPRESENTATIONS

5.1 Highway Services make the following comments (03.01.2024): "No Highway Interest". - 6.0 ASSESSMENT

6.1 The main issues are the potential visual impact of the development upon the countryside/landscape and individual dwelling.

6.2 Currently, the dwelling is apparent from the Jurby East Road and from the Rhendhoo Road, albeit mature hedgerows along the roadside help reduce the visual appearance of the dwelling in places and from more distant views. - 6.3 The existing dwelling is a two storey traditional style farmhouse style property with painted render finishes, slate roof, vertically proportion windows and gable chimneys (albeit

• smaller than what is generally expected). The existing property is traditional in form and appearance and it is considered HP 15 requires consideration.
• 6.4 Given the all the previous extensions were approved before the IOMSP was first adopted in 2006, it is considered the percentage increases should be considered on the basis that all of the existing works are the "existing" floor area.
• 6.5 In terms of the size increase of the current proposed extensions would have a floor area of approximately 63.8sqm. Currently the existing dwelling has a floor area of 226.3sqm. Part of this includes the conservatory which is proposed to be removed (24sqm). Taking this into account and that the proposed works would result in the dwelling having an overall floor area of 266.1sqm, this would equate as a percentage increase over the existing property of approximately 17.5%.

6.5 In terms of the proportion, scale and form of the proposals, the finish, form and proportion, especially from public views are traditional in form and appearance. The works to the rear of the property, namely the large floor to ceiling gable glazing to the single storey element are more contemporary finishes and design; albeit not a feature which the Department would not support. It is considered the works, will increasing built development to the property, it is considered to be a betterment, particularly with the removal of the conservatory. - 6.6 It is considered the proposals would appear as a subordinate extension and would still allow the main dwelling house being the main aspect within the site, especially when viewed from pubic views. Due to these reason; this it is considered it would be difficult to argue that the proposal would adversely affect the countryside as per the requirements of Environment Policy 1. Furthermore, the works themselves are considered to respect the proportion, form and appearance of the existing property as required by Housing Policy 15.

- 7.0 CONCLUSION

7.1 It is considered the proposal would appear as a subordinate extensions, while still allowing the main dwelling house being the main aspect within the site.

7.2 Overall, it is considered the proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1. It is recommended that the application be approved. - 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.

8.3 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 Interested Person Status.

I can confirm that this decision has been made by the 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 : 24.01.2024 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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