DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00054/B Applicant: Mr Simon & Mrs Sharon Everest Proposal: Alterations, erection of two storey extension and creation of vehicular access and parking area Site Address: The Hollies Baldrine Hill Baldrine Isle Of Man IM4 6DQ Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.06.2023

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.

• C 2. No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the use of the new access/parking area, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species

Reason: To ensure the provision of an appropriate landscape setting to the development and for biodiversity net gain.

• C 3. The new access, parking and turning area hereby approved shall be constructed in accordance with the approved plan 4A, which also includes providing visibility splays of 2.4m x 43m in both directions and a surface water drainage channel across the access and shall be made available for the parking of private motor vehicles(s) and shall be retained available for such use.

• Reason: In the interests of highway safety and to provide adequate off-street parking.
• C 4. 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 garages or other free standing buildings shall be erected within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.

This application has been recommended for approval for the following reason.

Overall, it is concluded that the planning application is in accordance with aforementioned General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 not resulting in any significant impacts upon neighbouring amenities to warrant a refusal

Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers all received;

24.01.2023

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• 2
• 3

5 6

• 03.05.2023

• 4A

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• 11 _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of The Hollies, Baldrine Hill, Baldrine which is a traditional two storey Manx farmhouse with three upper windows over a central doorway which is flanked by a single window either side. The dwellings front elevation, appears as the rear elevation of the dwelling, as its rear elevation immediately adjoins and faces Clay Head Road to the north. To the west is Main Road (A2) which the western gable end of the dwelling directly faces towards. - 1.2 To the rear of the dwelling is a lawned garden with mature hedgerows along the western roadside boundary of the site. - 1.3 There is no off road parking associated with the dwelling. - 1.4 To the east of the site is the neighbouring property Bluebell Cottage which its western gable end wall runs immediately along the shared boundary with the application site.

- 2.0 THE PROPOSAL

2.0 The application seeks approval for the alterations, erection of two storey extension and creation of vehicular access and parking area. - 3.0 PLANNING HISTORY

3.1 The previous planning is considered to be specifically material in the assessment of the current application:

3.2 Extension to bathroom - 91/01687/B- APPROVED - 4.0 DEVELOPMENT PLAN POLICIES

4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Area Plan for the East 2020. 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 Residential Design Guide 2021.

4.4 Planning Circular 3/91 - 5.0 CONSULTATIONS

5.1 Highways Division (04.05.2023) final comments are; "Highways Development Control notes the additions and amendments uploaded on 3 May 2023 and is accepting of the access and visibility arrangements given the overall benefit to highway safety arising at this location. An electric vehicle charging should be considered. Accordingly,

• no opposition is raised subject to the request for conditions for:

• a) Access and layout to accord with Drawing No 4A
• b) Details for approval of bicycle parking.

The Applicant is advised of the need for a separate s109(A) Highway Agreement to form the access and potentially for other licence, temporary traffic management and / or road closures on construction. The highway works must be undertaken to the Highway Services' specification and by a contractor accredited to work on the highway to the satisfaction of Highway Services. Alternatively, works may be commissioned from the DOI."

5.2 Ecosystem Policy Officer makes the following final comments (05.04.2023); "Apologies, but the Ecosystem Policy Team would like to retract their request for a bat survey on the property. Further viewing of the documentation leads us to believe that the potential for bats is lower than originally thought, because of the condition of the roof.

We do however still believe that the proposals will result in a net loss for biodiversity on site, due to the loss of the majority of the garden area, and therefore think mitigation in the form of new landscaping, including new native trees and shrubs, as well as the provision of integrated bat and bird bricks in the new extension, is required.

We therefore request that conditions are secured on approval for no works to take place unless a landscaping plan has been submitted to Planning and approved in writing, and for no works to take place unless a bat and bird box plan has been submitted to Planning and approved in writing.

Bird bricks should be positioned on the side elevations of the new extension, but not above windows or doors, and back bricks placed on the front (southerly) elevation, again, not above windows or doors."

5.3 The Assistant Tree Officer (DEFA) makes the following final comments (16.06.2023); "No that is all that is necessary. A protection plan or AIA would be overkill here, just needed someone to take the time to assess and consider the impact to trees properly." - 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 initial concern relates to the change in character of the original farmhouse design, given the proposed two storey extension. In a normal situation this type of Manx farmhouse would be within the countryside, not designated for development; it is highly unlikely that such an approach would be allowed as it dramatically changes the character of the existing farmhouse dwelling.

6.3 However, in this case the situation is different. The site is within an area designated for development and the orientation within the site is such, that the rear elevation (main frontage of dwelling) is not especially apparent from public views.

6.4 The proposed two storey extension in terms of portion, scale, size, and finishes are all appropriate for this type and style of farmhouse dwelling and with the acceptance of its siting; the new extension and its roadside effacing elevation (west) would become the main frontage/entrance to the dwelling facing onto Main Road. - 6.5 It is noted that the style, form and size of properties along this section of Main Road within Baldrine is very varied without on particular style, rather developed over many decades. - 6.6 Overall, while there is an argument that the traditional Manx farmhouse would loss its current Manx vernacular which would normally be unacceptable, in this case for the reasons

• indicate it is not considered that this harm would be sufficient reason to warrant a refusal, especially given the extension is appropriately designed.
• 6.7 The proposal also involves the creating of an opening within the existing stone walling and to remove hedgerows (planning permission not required) and some poor quality trees to create a vehicular access. This will change the character of this small section along Main Road; however, openings/access along Main Road in Baldrine is not an uncommon feature, with most properties along Main Road in Baldrine having such provision. The majority of the existing tone wall is to be retained and additional area behind the wall (outside of visibility splays) will be planted form a visual and ecology prospective. The potential impacts upon the neighbouring properties
• 6.8 In terms of the potential impacts upon neighbouring amenities (loss of light, overbearing impact upon outlook and/or overlooking) the two storey rear extension would run parallel with the side boundary with Bluebell Cottage to the east, albeit would retain an approximate 2.8m to 4.5m gap to this shared side boundary which is made up of a two storey gable end wall, with their rear garden above or level with the roof ridge level of Bluebell Cottage. It has a single small first floor window within its western gable end elevation which has direct views over the garden of the application site, albeit when visiting the site had blinds.
• 6.9 In relation to loss of light or overbearing impacts upon outlook, the proposal is not

considered to cause any significant concerns to the neighbours of Bluebell Cottage, given the distance/siting the extension is located, existing boundary treatments and no primary habitable rooms being affected or garden. Overlooking, again there are no significant concerns. No overlooking would result for the development.

Other matters

6.10 Comments from the Assistant Tree Officer and Ecosystem Policy Officer are noted and it is considered the impacts upon the neighbouring tree/s and ecology can be suitably protected or unaffected.

- 7.0 CONCLUSION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 not resulting in any significant impacts upon neighbouring amenities to warrant a refusal. Therefore it 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 a Principal Planner 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: 19.06.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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