DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Applicant: Mr & Mrs S Stewart Proposal Alterations and extensions to existing dwelling, including the removal of a two storey extension and single storey garage Site Address Crofton Baldhoon Road Laxey Isle Of Man IM4 7NA Case Officer : Mr Paul Visigah Site Visit: Expected Decision Level Planning Committee Recommended Decision: Permitted Date of Recommendation 13.06.2023

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. 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 extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, 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 accords with the provisions set out in Housing Policy 15, General Policy 2, and Environment Policies 1 and 2 of the Isle of Man Strategic Plan 2016. No unacceptable adverse impact has been identified as likely with respect of the character and appearance of the surrounding landscape, the residential amenity of the neighbours or highway safety.

Plans/Drawings/Information; This approval relates to the documents and plan date stamped and received 24 April 2023. _____________________________________________________________________________

Interested Person Status

Additional Persons

None ________________________________________________________________

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSED EXTENSION COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMEND FOR AN APPROVAL

1.0 THE SITE - 1.1 The site represents the residential curtilage of 'Crofton', Baldhoon Road Laxey which is an existing dwelling situated on the northern side of the Baldhoon Road, on the rising slopes of the western side of Laxey Village. The property is one of the last on the right as one leaves the village to approach Glen Roy. - 1.2 The access to Crofton, sits between 'Chalma' and 'Ballamilghn Villa' which sit to the east and west respectively, with the latter sitting directly below the application property. The access winds upward, past Margarita Cottage and there is also a pedestrian access from the main road. Margarita Cottage, Chalma and Crofton all share the same point of access from the Baldhoon Road with Margarita Cottage and Crofton having a right of way off the lane which continues northwest. - 1.3 The existing dwelling on site is a two storey detached traditional styled dwelling which has seen new extensions in the form of a two storey pitch roofed side extension and a monopitch roofed attached garage to the side of the two storey extension. - 1.4 The dwelling like the other neighbouring properties on the northern side of the highway sits on a significantly high elevation with completely conceals views from the surrounding highways, with the mature landscaping which is set around the existing dwelling serving to further screen the dwelling form public views.

2.0 THE PROPOSAL - 2.1 The application seeks approval for alterations and extensions to existing dwelling, including the removal of a two storey extension and single storey garage. - 2.2 The proposed scheme would include:

• a. Demolition of the existing two storey side extension on its northeast elevation, as well as the garage attached to this extension which both have foot print measuring about 56sqm, and their replacement with a new pitch roofed two storey extension to the side. This extension will project 6m from the northeast elevation of the dwelling, be 7.4m wide, and 8.4m tall (6.5m to the eaves) with roof sitting about 800mm below the ridge of the existing roof. Aluminium framed windows in colour similar to the existing windows would be installed on the extension, with full height glazed windows installed on both the ground floor and first floor front elevation. The extension would be finished externally in render similar to the existing. The roof would be finished in slate tiles similar to the existing. This extension would serve a new bedroom with ensuite, a dressing area and ensuite to serve one of the bedrooms on the first floor, while the ground floor will serve a double garage and a WC. The garage door would be situated to the side.
• b. A similar sized and styled extension would also be erected on the south-western elevation of the existing dwelling. This extension would have similar finishes as the other extension as well as floor area. The second extension would serve the Master bedroom with ensuite and dressing area, while the ground floor will serve an open plan family room/kitchen.

2.3 No trees would be removed to enable the extensions and there would be no changes to on-site parking provisions.

2.4 The proposal would increase the floor area within the dwelling from 232.8sqm to 254.4sqm which would constitute a 52.2% increase in floor area, since the floor area would increase by 121.6sqm over the existing floor area.

- 3.0 PLANNING POLICY

3.1 The site lies within an area designated on the Area Plan for the East as land not designated for a particular purpose, and the site is not within a Conservation Area. The site area is not prone to flood risks, there are no registered trees on site, and the site is not within a registered tree area. - 3.2 The Character Appraisal within the Area Plan for the East states thus concerning the area:

• 3.2.1 Glen Roy (B5):
• 3.2.2 Landscape Strategy: "Conserve and enhance:

• a) the character, quality and distinctiveness of the tranquil rural valley, with its scattered houses and farmsteads surrounded by deciduous woodland;
• b) its winding, narrow roads with small fords and bridges;
• c) relatively continuous tree cover in the valley bottom;
• d) strong field pattern on the lower valley sides.

Key Views Opened and channelled views up to the open uplands that surround the area. Channelled views over wooded valley towards Laxey".

3.3 The Strategic Plan stipulates a general presumption against development in areas which are not designated for a particular purpose and where the protection of the countryside is of paramount importance (EP 1 and GP3). However given there is an existing dwelling on the site, it is relevant to consider Housing Policy 15 which guides extensions to traditional dwellings in the countryside. - 3.4 Housing Policy 15: 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). - 3.5 Paragraph 8.12.2: Extensions to properties in the countryside As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of nontraditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this. - 3.6 Since the site has an established residential use and the site is within a location with existing properties, it would also be relevant to consider the general standards of development as set out in General Policy 2.

3.7 Transport Policy 7 notes that in all new development, parking provision must be in accordance with the Department's current standards as set out in Appendix 7 of the SP. For a residential dwelling the requirement is for 2 parking spaces. - 3.8 Environment Policy 4 protects biodiversity (including protected species and designated sites). - 3.9 Floor Space and Floor Area (see Housing Policy 13-15) Where there are references to "floor space" and "floor area", the space or area in question should be measured externally, and should not include attics or outbuildings. - 3.10 Other policies within the Strategic Plan which are considered relevant to the proposal are; Infrastructure Policy 5, Transport Policy 4, and Community Policies 10 and 11.

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Planning Circular 3/91 (Guide to the Design of Residential Development in the Countryside)

• 4.1.1 The sections on 'Proportions and Form' on page 4 provides advise on how to make variations to the floor area of traditional buildings (extensions).
• 4.1.2 Policy 2 states: "New buildings are to be integrated with the landscape and where in groups, with each other. Single buildings are in prominent locations can only be considered if they are satisfactorily in all respects and include landscape proposals".
• 4.1.3 Policy 3 states: "The shape of small and medium sized new dwellings should follow the size and pattern of the traditional farmhouse. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form".
• 4.1.4 Policy 4 states: "External finishes are expected to be selected from a limited range of traditional materials". The supporting texts to policy 4 states that "Modern construction and materials may be used to achieve a similar external appearance".
• 4.1.5 Policy 5 states: "Doors and windows together with their size and relationship with each other should follow traditional rural forms".
• 4.1.6 Policy 6 states: "Chimneys are considered important features and their provision following past patterns is recommended".
• 4.1.7 Policy 7 states: "Existing features are an essential part of the rural scene. New work should follow and respect successful past patterns".

4.2 DEFA's Residential Design Guide (2021)

• 4.2.1 Whilst not adopted planning policy, DEFA's Residential Design Guide (2021) is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions. It is envisaged that a new guidance will be provided for dwellings in the countryside, although some of the broad principles set out within this document may still be relevant to such proposals".

4.3 IOM BIODIVERSITY STRATEGY 2015 TO 2025

• 4.3.1 The strategic aims (In part):

• o Managing biodiversity changes to minimise loss of species and habitats.

• o Maintaining, restoring and enhancing native biodiversity, where necessary.

• 4.3.2 Habitat loss actions "21. DEFA will continue to promote a policy of 'no net loss' for semi-natural Manx habitats and species and ensure that unavoidable loss is replaced or effectively compensated for."
• 5.0 PLANNING HISTORY

5.1 This property has been the subject of two previous applications one of which is considered relevant in the determination of this application.

5.2 Approval was granted under PA 93/00907/B for Extension to provide additional toilets and garage. This scheme seeks to replace the existing integral garage with a larger integral garage and side extensions. - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they find the proposal to have no significant negative impact upon highway safety and network functionality. They note that the proposed garage is narrower than recommended but there would remain space for parking in accordance with the IOM Strategic Plan. The Applicant is advised to consider installing an electric vehicle charging point to aid Active Travel and net zero objectives (28 April 2023). - 6.2 Garff Commissioners have indicated that they have no objection to the proposal (12 May 2023).

6.3 No comments have been received from neighbouring properties. - 7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment of the current application are:

• a. The Visual impact of the proposal (HP 15, GP2, EP 1, & PC 3/91);
• b. The issues with increased floor area (HP 15);
• c. Impact on neighbouring amenity (GP2);
• d. Impact on Highways (TP 4 & TP7); and
• e. Impact on site ecology (EP 4 & GP 2).

- 7.2 VISUAL IMPACT ON EXISTING DWELLING AND THE SURROUNDING COUNTRYSIDE

• 7.2.1 In terms of the visual impacts of the proposed works on the existing dwelling, it is considered that the proposed extension respects the proportion, design and form of the existing dwelling and would appear as subordinate additions to the side of the main dwelling, particularly as the main core would easily be distinguished from the modern additions. Whereas the new extensions are considered to be of a more contemporary design than the existing, given the large full height glazed sections on the front elevation, it is not judged that they would unduly harm the character and appearance of the main dwellinghouse.

• 7.2.2 Additionally, the proposed extensions maintain the roof form and would result in the addition of basic forms as stipulated by the supporting texts to Policy 3 of Planning Circular 3/91. Moreover, the window positions and fenestrations would also respect the existing symmetry and proportions of the existing dwelling. It is also noted that the proposed integral double garage which would have altered considerably the appearance of the dwelling has been positioned to the side so that the dwelling is not unbalanced by the extensions. As such, it is considered that the extension would be seamlessly integrated into the existing built fabric on site.
• 7.2.3 With regard to potential impacts on the character of the surrounding countryside, it is considered that the proposed works would modernise the appearance of the existing property,

• albeit, they would be erected at positions on the property where they would not be prominent when viewed from the surrounding highways and countryside. As well, the proposed scheme would not result in the loss of any surrounding trees or impact on any tree on site, ensuring that the development does not cause harm to the visual amenity of the locality or surrounding countryside.
• 7.2.4 Accordingly, it is considered the proposal is acceptable and would not adversely affect the existing dwelling or harm the character and quality of the landscape. Therefore, it is considered that the proposal would be compliant with the requirements on Environment Policy 1, Housing Policy 15 and General Policy 2.

- 7.3 INCREASED FLOOR AREA

• 7.3.1 In relation to the requirements of Housing Policy 15 regarding the increase in floor area, it is considered that the proposed extensions would increase the floor area by about 52% which would be over the stipulated threshold which is 50%. Notwithstanding the above, is noted that the proposed increase would not significantly at variance with the 50% requirement as it would only be 2% higher than the stipulated. As such, it is not considered that the proposed increase in floor area would be sufficient to warrant refusal of the proposal, particularly as the scheme would comply with most elements of Housing Policy 15.

7.4 IMPACTS ON NEIGHBOURING AMENITY

• 7.4.1 In assessing impacts on neighbouring amenity, it is considered that the new glazed sections on the front elevation have the potential to impact on neighbouring amenity, particularly Margarita Cottage which is situated southeast of the north-eastern extension. Nevertheless, Margarita Cottage would be positioned more than 20m from the edge of the closest glazed section on the extension, and as such it is not considered that overlooking would be a concern in this case.

• 7.4.2 Granting the garden area of Margarita Cottage which sits south of the application dwelling is situated about 12m from the north-east extension, it is not considered that the impacts in terms of overlooking of the private garden of this neighbour would be significant given that intervening mature landscaping (trees and shrubbery) which serves to screen considerably views from first floor windows on the application dwelling.
• 7.4.3 With regard to impact on Ballamilghyn Villa, which is the neighbouring dwelling situated southwest of the southwest extension, it is not considered that the works would result in any adverse impacts on their neighbouring amenity given the separating distance between both dwellings which is over 20m to existing fenestrations, the existing mature landscaping on the boundary of both dwellings, as well as the nature of the topography which further impedes views across the existing boundary treatments.
• 7.4 HIGHWAY IMPACT

• 7.4.1 With regard to Highway impact, the scheme does not propose any alterations to the means of access to the site or parking within the site. Moreover, the existing single integral garage is being replaced by a double garage, proving an increase in parking provisions over the existing. As such, it is not considered that there would be any adverse impacts on parking or highway safety resulting from the proposal.
• 7.4.2 It is also important that DOI Highways have assessed the proposal and indicated that they find the proposal to have no significant negative impact upon highway safety and network functionality; a situation which points to the fact that no adverse parking or highway safety impacts would result from the proposal.

- 7.4 IMPACT ON SITE ECOLOGY

• 7.4.1 In terms of impacts on ecology or biodiversity within the site, it is also important to establish if any real harm would result with respect to ecological and environmental concerns, it would relate to the removal of some vegetation to facilitate the erection of the extension. In this

• case, it is considered that the scale of the proposed works is such that would not result in vegetation removal given that the extensions would be over hard standing areas on site. Additionally, no trees would be removed as a result of the proposal. Therefore, any impacts on biodiversity within the site will be negligible, and overridden by the retention of the rural character of the site which will remain considerably unchanged.
• 8.0 CONCLUSION

8.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle of Man Strategic Plan. Therefore it is recommended that the application be approved. - 9.0 INTERESTED PERSON STATUS

9.1 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. 9.2 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 Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Committee Meeting Date: 07.08.2023

Signed : P VISIGAH Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

PLANNING COMMITTEE DECISION 07.08.2023

Application No

23/00459/B

Applicant Mr & Mrs S Stewart Proposal Alterations and extensions to existing dwelling, including the removal of a two storey extension and single storey garage Site Address Crofton Baldhoon Road Laxey Isle Of Man IM4 7NA Planning Officer Presenting Officer Mr Paul Visigah

As above

Addendum to the Officer Report

The Planning Committee considered the application at its meeting on 7 August 2023 and agreed with the recommendation to approve the application subject to the officer's inclusion of the Boiler Ban Alert Note.