DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00081/B Applicant: Ameya Ltd Proposal: Erection of two storey extension to replace existing porch Site Address: 4 Park Close Glen Vine Isle Of Man IM4 4HB Planning Officer: Mr Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.04.2023

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. All external facing roofing materials, including window frames, glazing, and roofing materials, shall match those of the existing dwelling and retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.

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

The proposed extension is acceptable in terms of its form, mass and design, without detriment to the character of the immediate streetscene or the amenities of adjacent residential properties, in compliance with General Policy 2 of the Strategic Plan (2016).

Plans/Drawings/Information; This approval relates to drawings referenced; C-P-800-01, received 01.02.23, and C-P-800-02 Rev A, received 12.04.23. _______________________________________________________________

Interested Person Status

Additional Persons None.

Officer’s Report

1.0 THE SITE - 1.1 The application site comprises a detached two-storey dwellinghouse and its associated curtilage within the cul-de-sac of Park Close, Glen Vine. The property extends to the majority of the plot width, with a centrally located mono-pitched single-storey front porch, a hipped roof and a hipped single-storey side element on the eastern elevation. - 1.2 Properties within Park Close are exclusively detached and very significantly different in design and built vernacular, with no uniform character notably on display.

2.0 THE PROPOSAL - 2.1 Planning permission is sought for the erection of a two-storey extension to the front of the property to replace the existing porch, incorporating a porch at ground floor and a prayer room at first floor. The extension would comprise a width of 3.7m and depth of 2.35m with an eaves height of 5m in line with the existing property, but with a reduced ridge height. The proposals include glazing on the majority of the front elevation, including apex windows at first floor.

- 3.0 PLANNING HISTORY

3.1 Planning permission was previously granted for a first-floor side extension above the existing single-storey side element, and a part single storey/part two storey rear extension in 2019 (PA 19/01416/B). This permission does not appear to have been implemented on site but remains extant, with the proposed plans the subject of the current application including the previously consented extensions. - 4.0 PLANNING POLICY

4.1 The application site is identified on the Area Plan for the East as land zoned for 'predominantly residential' purposes within the settlement boundary of Glen Vine. The site is not within a Conservation Area or an area identified as being at risk of flooding.

4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;

Strategic Policy

• 2 Priority for new development to identified towns and villages
• 3 To respect the character of our towns and villages 5 Design and visual impact Spatial Policy
• 4 Development in Remaining Villages

General Policy 2b,c,g General Development Considerations

Environment Policy 42 Designed to respect the character and identity of the locality

4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 REPRESENTATIONS

5.1 Marown Parish Commissioners - No objection, but would expect a condition attached that the proposed window frames and glass match exactly those on the building presently and to be retained (16.02.23)

5.2 Highways Services - No highways interest (03.02.23) 6.0 ASSESSMENT

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

• - Principle of development (SP4)
• - Design and visual impact (STP5, GP2, EP42)
• - Impact upon neighbouring amenity (GP2, g)

- 6.2 PRINCIPLE

• 6.2.1 The site falls within the settlement boundary of Glen Vine and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties provided such development would not have an adverse impact on either adjacent properties or the surrounding area in general.

- 6.3 DESIGN AND VISUAL IMPACT

6.3.1 The proposed front extension, whilst representing a more prominent feature within the context of the streetscene, provides a more pronounced central feature to the existing dwelling which would not adversely detract from its form or appearance. Likewise, the character of properties within the streetscene vary significantly and therefore the extension would not appear unduly incongruous or visual harmful within a streetscene largely characterised by executive style detached dwellinghouses. The comments by the Local Authority in respect to windows are noted and can be suitably conditioned.

• 6.3.2 In light of the above, the proposals are therefore considered to be acceptable from a visual impact perspective, in compliance with General Policy 2 (b) & (c) of the Strategic Plan.

6.4 NEIGHBOURING AMENITY

• 6.4.1 Given the separation distance between the property and Nos. 13 and 14 Park Close to the north (circa. 30-35m), the potential for overlooking from the first floor prayer room, in indeed any perception of increased overlooking, would be highly minimal and not materially significant. No further concerns are raised in this regard, with the amenities of surrounding properties considered to be suitably safeguarded, in compliance with General Policy 2 (g).

- 7.0 CONCLUSION

7.1 The proposed extension is acceptable in terms of its form, mass and design, without detriment to the character of the immediate streetscene or the amenities of adjacent residential properties, in compliance with General Policy 2 of the Strategic Plan (2016). - 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 : 14.04.2023 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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