DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00778/B Applicant: Miss Michelle Garrod Proposal: Alterations and erection of an extension Site Address: Thie Grennaugh Claughbane Road Ramsey Isle Of Man IM8 2HL Planning Officer: Mr Hamish Laird Photo Taken: 22.08.2023 Site Visit: 22.08.2023 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.09.2023

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.

This application has been recommended for approval for the following reason. It is considered the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore recommend the application be approved.

Plans/Drawings/Information; This decision hereby approved relates to drawings numbered:

• 20 1485 01 - Site & Location Plans:
• 20 1485 02 - Plan and Elevation Survey Drawing;
• 20 1485 03 Rev A - Plan and Elevation Proposal Drawing;
• 20 1485 04 - Sections 3D Visualisation Drawing;

together with photograph sheets 1-7 all recorded as being electronically received by The Department on 06.07.23. _______________________________________________________________

Interested Person Status

Additional Persons None.

Officer’s Report THE SITE

1.1 The site comprises a 2-storey, detached dwelling with white painted rendered walls, under a hipped/pitched slate roof with central chimney stack. It has a large single storey, enclosed front porch under a pitched roof, and a flat-roofed, single storey sun room extension attached to its south-western side elevation. A detached single garage building under a pitched roof of matching materials is sited to the north-east side of the dwelling adjoining the neighbouring detached dwelling on this side at 'Sylvan Hills'. To the rear, west of the site are dwellings at 1, 11 and 12 Starkey Close in the Ballastowell Gardens residential development. To the south and east on the opposite side of Claughbane Road, are the rear gardens and aspects of dwellings at 4, 5, 6, 7 and 8 Barrule Park. The site is screened from these adjoining dwellings by hedges and shrubs and from Sylvan Hills by 1.8m high close-boarded fencing. - 1.2 The dwelling is accessed from Claughbane Road, which at this point is effectively a cul-desac, before running into a public footpath which proceeds in a westerly direction providing pedestrian links to Barrule Park, Ballastowell Gardens and Claughbane Drive. The site lies within the existing settlement boundary for Ramsey as shown in the Draft Proposals Map 4 RAMSEY in the Area Plan for the North and West, and is annotated as 'Predominantly Residential'. THE PROPOSAL

2.1 The full application proposes alterations and the erection of an extension, with the applicants advising that it is very similar to that approved by application Ref: 21/00564/B (which remains extant) with a change being in the main roof material from zinc to slate and with the addition of photovoltaic panels or tiles. In addition, an extended area to the single storey guest bedroom, and some glazing alterations to the first floor balcony area on the south-east side of the dwelling are proposed. The Officer report for PA Ref: 21/00564/B described the proposed development as follows:

"2.1 The application seeks approval for the demolition of the existing garage, front and rear porch, utility room and sun room and would see the erection of a ground floor bedroom, store room, and replacement sunroom. At first floor over the sunroom there is proposed to be a glass balustrade balcony.

2.2 The dwelling would be expanded from a 3 bed, 1 bathroom to a 4 bed with 4 en-suite bathrooms, and a downstairs WC. - 2.3 The external walls of the dwelling are to receive an external insulation system. The ground floor walls will be finished with smooth sand and cement render. First floor walls to be finished with horizontal cedar or larch. Erection of a new chimney stack to the north-west elevation, which will be finished in natural stone. - 2.4 The flat roof over the replacement sunroom is to be finished in a grey 'polyroof' or similar fibreglass system. The main roof of the house will be hipped as existing and see the replacement of the existing grey slate roof with the installation of a zinc grey metal standing seam roof. - 2.5 The old grey PVC and green cast iron downpipes are to be replaced in a grey zinc to match the standing seam roof. - 2.6 Windows and doors are proposed to be replaced from the existing white uPVC frames and will see the installation of either black uPVC, or grey aluminium double glazed units." PLANNING POLICY

- 3.0 PLANNING POLICY

3.1 The application site is within an area of predominately residential use under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area. - 3.2 The following policy is from the IOM Strategic Plan (2016) is considered relevant in the consideration of this application - 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:…

• (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;…

• (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;…

• (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."

3.3 The IOM Strategic Plan also states: "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use: 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 an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 3.4 Residential Design Guidance (July 2021) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 3.5 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that the extension should have a similar style with the main dwelling for a coherent appearance unless the clash between modern and traditional design can be handled with elegance. - 3.6 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.

4.00 Relevant Planning History - 4.1 21/00564/B - Alterations and erection of an extension to create additional living accommodation - Approved - 03.08.2021. REPRESENTATIONS

5.1 Highway Services: (Received 21/7/23) - Highway Services HDC comments that it has no Highway Interest in application Ref: 23/00778/B.

5.2 No other consultee comments or third party representations had been received by the report drafting stage. ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application were originally rehearsed in the consideration of the previously approved 21/00564/B proposals. These are outlined in italics below. The proposed changes to the approved design are identified as:

• an extension of the footprint of the ground floor rear guest bedroom by 2.0m from

• 5.0m to 7.0m - no change in width.

• o change in the main roof material from zinc to slate and with the addition of photovoltaic panels or tiles.
• o glazing alterations to the first floor balcony area on the south-east side of the dwelling are proposed with the north-west elevation being altered from glazing to a solid wall to match the dwelling.

6.2 The main issues previously identified in considering the 21/00564/B were: "- character and appearance (GP2, b,c)

• - impact on neighbouring amenity (GP2, g)
• - highway safety (GP2 h,i)
• - reduction of energy consumption (GP2, n)

6.2 CHARACTER and APPEARANCE

• 6.2.1 Claughbane Road has a general mix of properties with no two along the row being the same style. Whilst the proposed alterations and extensions are of a much more modern style of property than what currently exists, they would not have an adverse visual impact upon the street scene or look out of place within its residential setting. The proposal would in fact be beneficial to the current appearance of the property.

• 6.2.3 It is considered that the overall level of the development contained within this proposal would not have any major impacts on the overall street scene given that there is no specific character to the properties in the area and the dwelling would also not be considered readily visible from the public highway.

6.3 NEIGHBOURING AMENITY

• 6.3.1 The dwelling is the last property on the street within a row of houses on an un-adopted highway. The extension, although in some parts 2 storey, extends further south west in terms of floor space towards a row of private garages and therefore would not result in a cramped or contrived layout within the curtilage, or create any feelings of overbearingness/overlooking.

• 6.3.2 The proposed balcony is also on the south west elevation and would not be perceived as to create any overlooking or loss of privacy as outlined in section 7 of the Residential Design Guide, again, given that the property is at the end of the row of houses and beyond the south west boundary is the just a row of private garages and then an area of woodland.

• 6.3.3 It is considered that the changes proposed by the current application, are apart from the rearward extension of the ground floor guest bedroom, relatively minor, and are acceptable. Overall, in considering the rearward movement of the ground floor guest bedroom by 2.0m, and the fact that it would be sited at the rear of the dwelling away from neighbouring

properties - in particular that at Sylvan Hills to the north-east, it is considered that the proposed changes are acceptable, and that planning permission for them should be granted.

- 6.4 HIGHWAY SAFETY

• 6.4.1 The proposal does not create any issues to highway safety. Currently in place is a private gated driveway with an area for the parking of two vehicles off the road. The proposal would consist of the same area with parking spaces for two vehicles but introduces a turning area, which would be more beneficial to the site, and create a safer exit onto the private lane.

6.5 ENERGY CONSUMPTION

• 6.5.1 Although section 5 of the Residential Design Guidance advises that the general idea is that the extension should have a similar style with the main dwelling for a coherent appearance, the proposal would change the full character and appearance of the property as a whole to a more modern style, to make the dwelling as energy efficient as possible.

• 6.5.2 The proposed metal standing seam roof can increase thermal performance in the home by way of heating and cooling by holding the heat inside the property, and reflecting the heat from the sun away on hotter days
• 6.5.3 The walls to the property are to receive a full external insulation system as outlined earlier in the proposal section; this will create mass energy saving on heating the property and reduce heat loss by up to 35%.

CONCLUSION

7.1 Overall it is considered that the planning application would not harm the use and enjoyment of neighbouring properties nor would the proposal have any significant impacts upon public or private amenities and therefore accords with the provisions of General Policy 2 of the Isle of Man Strategic Plan and it is therefore recommended that the application be approved. 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 in Article 4(2) 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: 02.10.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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