DEC Officer Report

Application No.: 21/01215/B Applicant: Mr Huw Bevan Proposal: Erection of an extension to rear elevation Site Address: Glen End Lezayre Road Lezayre Ramsey Isle Of Man IM7 2AJ Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 24.02.2022 _________________________________________________________________

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.

It is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021, having no significant adverse impacts upon public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers all received; 19.01.2022 418-02 REV C 26.10.2021 418-01 Interested Person Status – Additional Persons None

Officer’s Report

1.0 THE SITE - 1.1 The application site represents the residential curtilage of an existing detached dwelling, Glen End, Lezayre Road, Lezayre. The site is located on the southern side of Lezayre Road, which is a group of 6 dwellings which form a small groupings of houses along this part of Lezayre Road.

- 2.0 THE PROPOSAL

2.0 The application seeks approval for the erection of a one and half storey extension to rear elevation. The extension would replace and existing one and one half storey extensions (including two conservatories). The proposed works would primarily be on the small footprint of the existing rear extensions, albeit the proposal will have a slightly further rear projection. - 2.1 Initially the proposal had its roof pitch above that of the main roof pitch to the main dwelling. This raised concerns and therefore after negotiations this has been mitigated with a sloping rear roof pitch.

- 3.0 PLANNING HISTORY

3.1 There are a number of previous planning applications associated with this site; however, a neighbouring application is considered to be specifically material in the assessment of the current application: - 3.2 Alterations and extension to dwelling - 01/00483/B - APPROVED

- 4.0 DEVELOPMENT PLAN POLICIES

4.1 The application site is within an area of 'Predominantly Residential' under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area. The site is not within a Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (2016 - 4.2 General Policy 2 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.

4.3 Paragraph 8.12.1 states: "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." - 4.4 Residential Design Guide 2021

- 5.0 CONSULTATIONS

5.1 Highway Service have no objection (08.11.2021 & 26.01.22). - 5.2 Lezayre Parish Commissioners recommend an approval (12.11.2021).

- 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of the application are the potential impacts upon the character and appearance of the street scene, and the potential impacts upon the neighbouring properties. The potential impacts upon the character and appearance of the street scene - 6.2 The prospered extension would a fairly unique structure, especially the pitch roof which has initially has the same height as the main dwelling roof ridge but then gradually increases to the rear. While in plan form this looks unusual (it is), from the street scene and even views from the rear garden of the application site, this will not be especially noticeable. It is felt this is an improvement over the initial proposal which would have had the proposed roof ridge above that of the main roof ridge, which would have been apparent. Further, the overall design, appearance and finish of the new extensions are a significant betterment over the existing flat roofed rear extensions and two upvc conservatories. - 6.3 Overall, it is considered the design, finish, proportion, form and size of the extension would fit with the existing property and that of the visual amenities of the street scene; therefore complying with General Policy 2 and the Residential Design Guide 2021. The potential impacts upon the neighbouring properties - 6.4 It is considered given the design & size of the extensions and the distances of the extensions to the two neighbouring properties either side (Conway & Scacafel) there would be

• no significant impacts to the future occupants of this dwelling to warrant a refusal.

- 7.0 CONCLUSION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021, having no significant adverse impacts upon public or private amenities and is recommended for approval. - 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.

I can confirm that this decision has been made by the Director of Planning and Building Control 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 : 25.02.2022 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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