Officer Report

Application No.: 18/01024/B Applicant: Ms Charlotte Holtby Proposal: Alterations including enlargement of a window and formation of three patio doors Site Address: 159 Fairways Approach Mount Murray Douglas Isle of Man IM4 2JH Planning Officer: Mr Nick Salt Photo Taken: 23.10.2018 Site Visit: 23.10.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 29.10.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information:

This permission relates to the following plans, date stamped as received on 27th September 2018:

• o SC1526-P-10-01: Existing Plans, Sections & Site Location Plan
• o SC1526-P-10-02: Proposed Sections & Construction Notes
• o SC1526-P-10-03: proposed Ground Floor, First Floor & Elevations _______________________________________________________________

Interested Person Status – Additional Persons

NONE _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The proposal site is the residential curtilage of 159 Fairways Approach, Mount Murray.

1.2 The site is a 3 storey detached dwelling, with a 2 level pitched roof. The area in which the site is situated is characterised by similar attractive contemporary dwellings, with white painted render and grey slate roofing. The proposal site is bounded to the north east by number 158, the south west by number 160 and to the rear by Mount Murray Lodge.

2.0 PROPOSAL - 2.1 The proposal is for the removal of two existing patio doors at the rear of the dwelling, with the widening of the openings and installation of wider uPVC patio doors (1.8m wide to

• 3.3m wide). Also proposed is the installation of a new set of patio doors from the kitchen, replacing an existing window also at the rear of the dwelling and in line with the other existing doors.

2.2 It is proposed that an en-suite window on the rear first floor elevation will be doubled in width from around 0.9metres to 1.8 metres, and that the bathroom extractor fan will be repositioned to accommodate this. All new windows and doors to be maximum Window Energy Rating A+, low emissivity double glazed units. Following the works, all rendered finishes are to be made good to match the existing.

3.0 PLANNING HISTORY - 3.1 The dwelling was initially permitted under application 01/01907/B. - 3.2 The current attic conversion was then permitted in 02/01089/B.

- 4.0 PLANNING POLICY

4.1 The Braddan Local Plan 1991 identifies the site and immediate surroundings as zoned for tourism in parkland, although the area is now predominantly residential in use. - 4.2 Is assessing this planning application, it is important to consider the proposal against the policies set out in the Isle of Man Strategic Plan 2016, particularly the following: - 4.3 General Policy 2: "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; (n) is designed having due regard to best practice in reducing energy consumption."

- 5.0 REPRESENTATIONS

5.1 Braddan Parish Commissioners have no objections to the application (19.10.18). - 6.0 ASSESSMENT

6.1 This application is assessed against three policy criteria; the potential impact of the proposal on the character and appearance of the area, effect on energy consumption, and the amenity of neighbours.

6.2 Character and Appearance

• 6.2.1 The proposed alterations are all to the rear elevation of the dwelling, and are therefore not visible from any public highway or area. In this respect, any impact of the proposal on the character or appearance of either the site or the surrounding area is likely to be very minimal. Furthermore, the proposed window and door openings are an enlargement of currently existing openings, and will keep generally the same form and layout as the current.
• 6.2.2 The level of glass coverage to the rear will be increased, however, the property is of contemporary build and design and it is not expected that this will detract from the appearance of the dwelling in any way. The surrounding area would also be unaffected in terms of appearance.
• 6.3 Energy Consumption

• 6.3.1 General Policy 2 (n) states that development should have "due regard to best practice in reducing energy consumption." Whilst the increase in the size of window and door apertures would in theory result in a negative impact on energy efficiency in the property, it is noted that the plans state that all new installations will be double glazed and of Window Energy rating A+ or equivalent. This therefore meets the criteria of GP2 (n) in having due regard to best practice in this respect.

6.4 Effect on Neighbours

• 6.4.1 Given the positioning and angle of the site and those of Nos. 158 and 160 at either side of the boundary, any increased overlooking from the larger glass coverage on these properties would have no effect.

• 6.4.2 With regard to Mount Murray Lodge, the garden of 159 rises up from the rear of the dwelling to the timber fence and vegetation screening the property. The proposals would not have any overlooking effect on Mount Murray Lodge given the topography of the site, height and the screening.
• 7.0 CONCLUSION

7.1 For the reasons outlined above, the proposal complies with the aforementioned policies

in the Isle of Man Strategic Plan 2016 and is therefore acceptable. 8.0 INTERESTED PERSONS STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 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 6(4) 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.

Decision Made : Permitted Date: 31.10.2018 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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