Officer Report

Application No.: 15/00868/B Applicant: Mr Colin Kneale & Mrs Gill Kneale Proposal: Erection of a single storey extension to rear elevation and extension to residential curtilage Site Address: Oatlands Lodge Oatlands Road Andreas Isle Of Man IM7 4ER Case Officer : Miss Abigail Morgan Expected Decision Level: Planning Committee

Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT.

1.0 THE SITE - 1.1 The site comprises the curtilage of Oatlands Lodge and part of field to rear of Oatlands Lodge which is a traditional two storey cottage located along the northern side of Oatlands Road in Andreas.

2.0 THE PROPOSAL - 2.1 The application seeks approval for erection of a single storey flat roofed 'L-shaped' extension and the extension of domestic curtilage into adjacent field to provide additional garden. - 2.2 The main bulk of proposed extension is 5.4m x 5.5m with the 'L' being 2.7m x 2.7m, to the rear of the property. - 2.3 Planning permission was granted in 2000 for the erection of the bungalow with a very tight rear boundary line. The proposed extension exceeds this rear boundary line and so the application description was amended to reflect the extension of the domestic curtilage and the red line shown on the submitted drawings 43m x 80m at its widest. This land is currently used the by owners for growing produce and some domestic activities, such as car parking and garden/play items. - 2.4 The proposed red line ties in the with existing rear field boundary and is in line with the rear red line boundary for 15/00875 - Approval in principle for erection of five dwellings addressing means of access and siting. - 2.5 Whilst this is not necessary a planning matter, also shown on the drawings is the diversion of the existing drainage ditch in a French drain around the proposed house extension.

- 3.0 PLANNING HISTORY

3.1 There have been no applications since the permission for the dwelling in 2000. o 00/01764/B - Erection of dwelling (detached bungalow) - APPROVED - 3.2 There is currently an application for the adjacent field to the south west of this application site;

• 15/00875/A - Approval in principle for erection of five dwellings addressing means of access and siting at Field 121388 Oatlands Road Andreas - PCO (also at this committee) Recommended for approval, subject to conditions.

4.0 PLANNING POLICY - 4.1 The application site is located within an area designated as Predominantly Residential Use (existing) in the Isle of Man Development Plan Order 1982. The site is not located within a Conservation Area, nor within in Area of High Landscape or Coastal Value and Scenic Significance. - 4.2 In terms of the Strategic Plan, General Policy 2 is relevant. It reads (in part): "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, and (g) does not affect adversely the amenity of local residents or the character of the locality".

4.3 Paragraph 8.12.1 of the Strategic Plan also applies: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".

5.0 REPRESENTATIONS - 5.1 Andreas Parish Commissioners do not object to the proposal. 24.08.2015 - 5.2 DOI Highway Services do not oppose the proposal. 14.08.2015.

6.0 ASSESSMENT - 6.1 The main considerations are the effect of the proposed extension on the character of Oatlands Lodge and its surroundings, the effect of the proposed extension on living conditions of neighbouring property Oatlands Bungalow, with particular regard to loss of privacy, and effect of the extension of the domestic curtilage on the surrounding countryside. The visual impact - 6.2 The proposed extension is a modest single storey flat roofed affair which would screened well by the main dwelling and the current mature boundary planting. - 6.3 There are no polices which make direct reference to the principle of extensions to existing domestic curtilages, although General Policy 3 provides for a presumption against the change of use of land to residential from agriculture in the countryside. However, in this

• instance the application site is within an area zoned as "Predominantly Residential" therefore the development is acceptable in principle.
• 6.4 The proposed extension would be single storey and would be to the rear of the property it would be very slightly visible when travelling along the lane to the north east of the application site, but is generally well screened by mature boundary planting. Whilst the extension would be slightly visible it is considered that it would not adversely affect the site and surrounding locality. The design, size and massing of the proposal is considered in keeping with the existing property.
• 6.5 Neither the proposed extension nor the extension of the residential curtilage would have an adverse impact on the amenities of the local residents or the surrounding countryside nor would the extension to the residential curtilage undermine the openness and rural character of the area. It is therefore considered that the proposal is acceptable from the point of view of visual impact. Neighbours' living conditions
• 6.6 The only neighbours likely to be affected by the proposal are those to the south east, Oatlands Bungalow. The dwellings are sufficiently spaced by a distance of 14m side to side to not be affected. From the side of the proposed extension to the boundary is approximately 5ms, although due to the angle of Oatlands Lodge the extension faces away from the garden area of Oatlands Bungalow. Whilst there is a patio door in the nearest elevation leading onto a new patio it is not considered that the proposal would detrimentally impact upon the privacy of the garden to Oatlands Bungalow.

6.4 It is a modest extension and would be approximately 14m from nearest neighbour, at Oatlands Bungalow, given the distance between the property on the application site and this property it is considered that the proposals would not result in undue overlooking or loss of privacy.

6.6 Overall, it is concluded that the planning application accords General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007. - 7.0 RECOMMENDATION

7.1 For these reasons stated it is considered the proposal would comply with the relevant polices of the Strategic Plan and therefore recommended for an approval. - 8.0 PARTY STATUS

8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted

Date of Recommendation: 09.09.2015

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garden sheds or summerhouses shall be erected or placed within the hereby approved curtilage, other than that expressly authorised by this approval, without the prior written approval of the Planning Authority.

Reason: To control development in the interests of the amenities of the surrounding area and the open countryside.

This approval relates to drawing nos: 2648/15 - 01, 10, 100 all date stamped as received on 31 July 2015.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : APPROVED Committee Meeting Date:…21.09.2015 Signed : A Morgan Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph). Signatory to delete as appropriate YES/NO