DEC Officer Report

Application No.: 22/00108/B Applicant: Mr Michael Watterson Proposal: Installation of bi-fold door to the rear, replacing existing windows and door Site Address: Amnis De Russyn Phildraw Road Ballasalla Isle Of Man IM9 3DU Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.03.2022 _________________________________________________________________

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. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021. Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 24th January 2022:

• o Location Plan
• o Site Plan
• o Existing and Proposed Drawing _______________________________________________________________

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report APPLICATION SITE

1.1 The application site is the residential curtilage of Amnis De Russyn, Phildraw Road which is a large bungalow situated to the South West of Phildraw Road. PROPOSAL - 2.1 The application seeks approval for the replacement of two windows and a door with aluminium anthracite colour bi-folding doors to the rear of the property. PLANNING HISTORY - 3.1 There are no previous planning applications considered materially relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the South, Map 4 - Ballasalla. The property is not within a Conservation Area but it is within an area of Surface Water - Low Likelihood to High Likelihood Flood Zone.

4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development. - 4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking. - 4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation and Environment Policy 10 with regards to flood risk.

REPRESENTATIONS

5.1 The following representations can be found in full online;

5.2 Highway Services have considered the proposal and state "No Highways Interest." (10.02.22) - 5.3 Malew Commissioners have considered the proposal and state they have no objection. (02.02.22)

ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (GP2, b,c)
• - impact on neighing amenity (GP2, g)
• - other matters (RDG, CP7, 11 & IP5, EP10) 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
• 6.2.2 In the case of this application the proposed alteration is situated to the rear elevation and is not in a prominent public vantage point position as such the visual impact of the proposed works will be minimal.
• 6.3 NEIGHBOURING AMENITY

• 6.3.1 With regards to neighbouring amenity, the works proposed will not be adding any addition impact towards the neighbouring amenity of either neighbours due to the works replacing an already existing window and doorway.

6.4 OTHER MATTERS

• 6.4.1 With regards to the site being situated within a Flood Risk Zone, the Flood Risk Viewer whilst showing parts of the site within a flood risk zone, does not show where the proposed alteration is

being done within a flood risk zone and as such an application is not deemed required for the works.

• 6.4.2 The proposed works are an alteration to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal is not increasing any surface area of the dwelling, as such any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed alteration will not increase water usage of the dwelling and therefore there are no new issues in this respect. CONCLUSION
• 7.1 The proposed infill extension is acceptable in terms of its form and design by providing a suitable alteration to an existing residential property and as such complies with General Policy 2 and in turn the Residential Design Guidance 2021. 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 : 02.03.2022 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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