Officer Report

Application No.: 15/00962/B Applicant: Dr Adrian Dashfield Proposal: Erection of a garden room extension to side elevation (amendment to PA 13/91019/B) Site Address: Sycamore House Jacks Lane Port E Vullen Ramsey Isle Of Man IM7 1AW Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is Sycamore Cottage, Jacks Lane, Port E Vullen. The site comprises a large detached dwelling set within a very long garden. It is a traditional dwelling and forms the northern edge of a small group of dwellings to the west side of Jack's Lane to the south of Port E Vullen. Sycamore Cottage is set back from the road and is accessed via a narrow private track which serves at least one other dwelling.

2.0 THE PROPOSAL - 2.1 The application seeks planning approval for the erection of a conservatory on the north end gable, as an amendment to PA 13/91019/B. - 2.2 The proposal is 6.2m at its deepest, the full width of the property 6.75m and 4m to it highest at the pitch and 2.5m to the eaves. At 41.85sqm it is a 17% increase in floorspace. - 2.3 The proposed windows and doors are to be timber framed, double glazed units with sliding sash opening lights to match the main dwelling. The dwarf walls to be smooth sand/cement render to match the main dwelling. Two alternative roof materials are proposed; rolled lead or dark blue/grey slate to match the main dwelling.

3.0 PLANNING HISTORY - 3.1 The application site has the following previous planning applications;

• o 13/91019/B - application approved in 2013 for Erection of conservatory to side elevation.
• o 11/00516/B - application refused in 2011 for alterations and extension of dwelling (amended to planning approval 10/01780/B).
• o 10/01780/B - approval granted in 2011 for alterations and extension to dwelling. The approval included a two storey side extension which has since been constructed.

• o 10/01781/B - application refused in 2011 for conversion of existing outbuilding into additional living accommodation and alterations to existing vehicular access off private lane.

4.0 PLANNING POLICY - 4.1 The area is within an Area of High Landscape or Coastal Value and Scenic Significance and Private Woodland as defined by the Isle of Man Development Scheme (Development Plan) Order 1982. - 4.2 General Policy 2 of the Isle of Man Strategic Plan 2007 is relevant:

'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; (g) does not affect adversely the amenity of local residents or the character of the locality;

4.3 Environment Policy 2 of the Isle of Man Strategic Plan 2007 states:

'The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential.'

4.4 Housing Policy 15 of the Isle of Man Strategic Plan 2007 is relevant:

'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).'

5.0 REPRESENTATIONS - 5.1 Maughold Parish Commissioners have no objection. 08.09.2015 - 5.2 DOI Highways Division do not oppose. 24.08.2015

6.0 ASSESSMENT - 6.1 The principle of the proposal was established under PA 13/91019/B. This application is very similar in design terms to that which was previously approved. At the time the case officer considered that the design of the proposed conservatory was appropriate for the size and style of the property, being of an ornate and attractive design with appropriate material timber framing for its construction. It was felt that the conservatory would be in keeping with the house and that the character and appearance of the area would be preserved. It is considered that this remains the case and that the application does not conflict with General Policy 2 (b), (c) or (g) or Housing Policy 15 of the Isle of Man Strategic Plan 2007.

6.2 The proposed conservatory would be some distance from the nearest neighbour and would not adversely affect neighbour amenity. - 6.3 The submission includes two roof options for the proposal; rolled lead or blue/dark grey slate. Whilst this is an unusual proposition in this instance either of the proposed roof materials would be acceptable, therefore a condition is proposed limiting it either one or the other.

7.0 RECOMMENDATION - 7.1 It is recommended that proposal be approved subject to conditions.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

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Recommendation Recommended Decision: Permitted Date of Recommendation: 11.09.2015 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. The roofing material shall be either blue/grey natural roof slates or rolled lead work, as set out on drawing 10 0738/7 Rev A, date stamped 20 August 2015.

Reason: To ensure that the external appearance of the building is satisfactory and in the interests of the character and appearance of the site and surrounding area.

This approval relates to Location Plan date stamped as received 18 August 2015 and drawing 10 0738/7 Rev A date stamped as received 20 August 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer. Decision Made : Permitted Date: 30.09.2015 Determining officer Signed :…………C BALMER……….. Chris Balmer Senior Planning Officer

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