DEC Officer Report

Application No.: 19/01388/B Applicant: Dr & Mrs Tim Anglin Proposal: Alterations and erection of extension to provide garage and additional living accommodation Site Address: 4 Grenea Cottages Shore Road Kentraugh Port St. Mary Isle Of Man IM9 5NB Planning Officer: Miss Lucy Kinrade Photo Taken: 06.03.2019 Site Visit: 06.03.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.03.2020 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to drawing numbers SM19/508/1 and SM19/508/2 both date stamped and received 28/11/2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site represents the curtilage of an existing two storey semi-detached dwelling situated on the northern side of Shore Road between Strandhall Farm and Kentraugh. The dwelling is one of four (two detached and two semi-detached) all face south over the main road and outwards towards the bay.

1.2 The semi-detached properties each have a peaked gable on the front and a small projecting pitched roof porch. At the rear both have a matching two storey flat roof extension. The main body of each dwelling has a footprint around 5.4m wide (front elevation) x 8m long (side gable). - 1.3 Adjacent detached neighbour No.2 has been subject to alterations and extensions under previous planning approvals which have resulted in a modern contemporary appearance and No.1 comprises a similar appearance to the semi-detached properties in as much that it they also have a fairly traditional 1930's style with a peaked front elevation gable and a pitched roof porch. - 1.4 The application site No. 4 Grenea Cottages has an area of off road parking running along the eastern gable providing parking for two vehicles in tandem off the road. Towards the rear of the dwelling is an attached single storey flat roof garage and workshop building occupying the full 10m width of the plot. There is a single garage door fitted nearest the driveway although the depth of the garage at this point is not sized enough to accommodate a standard parking space.

2.0 THE PROPOSAL - 2.1 The current application proposes the demolition of the existing rear storey garage and workshop and the erection of an extension to the side and rear of the existing dwelling providing additional living accommodation at both ground and first floor. The proposed extensions are to comprise a mix of both pitched and flat roof finish. - 2.2 In terms of ground floor footprint the proposal will project 4.4m from the existing side elevation the main house and extend backwards to the rear boundary with an overall side elevation measuring 12.8m. Proposed at ground floor nearest the front elevation and connecting with the existing driveway is to be a covered car port extending back to a garage and storage area. Towards the rear of the main house the proposed extension is to provide a ground floor bedroom and en-suite. The three metres of the extension towards the rear boundary of the site is to be finished with a single storey flat roof. - 2.3 At first floor the two storey extension has a side elevation measuring 9.9m, this part of the extension is to be finished with a pitched roof arrangement, from the front elevation the ridge will run flush with the central ridge of the existing house although the eaves level will be slightly taller. The extension running backwards will be finished with a pitched roof creating a small peaked gable on the rear elevation. The two storey extension towards the rear of the existing dwelling is to project 2.4m from the existing rear elevation and is to be finished in a flat roof. - 2.4 In terms of glazing, the extension is to include one window at first floor on the front elevation, the side elevation visible from the main road is to include a large apex window in the gable and a picture window above the ground floor car port void openings, then two smaller windows at ground and first floor and a further high level window within the single storey flat roof section. Across the rear elevation the proposal includes the installation of 6 windows, each of a mix of size, style and positioning dependant on the internal spaces they are facilitating. There are no windows proposed on the side elevation facing the adjoining neighbour. - 2.5 The proposed extension is to be finished in materials matching the main house including blue grey roof slates (excluding the flat roof elements) and a painted render finish throughout. - 2.6 The current application follows from a previously withdrawn scheme for the erection of a two storey side and rear extension projecting 5m from the rear elevation and finished with a double pitched roof. At the side the proposal include a first floor balcony and glazed pitched roof conservatory, the rear peaked gable of the new extension was greater than the ridge of

the existing dwelling and including cedral cladding and a large apex window. There were objections submitted from the adjoining and adjacent neighbours, and concerns were expressed from the officer in regards to both the adverse visual and amenity impacts as a result of the proposed development. As a result the applicant withdrew the application and sought to respond to the concerns with a more appropriate scheme.

3.0 PLANNING HISTORY - 3.1 The site has been subject to a number of previous applications including:

• o PA 99/00922/B - Extension to dwelling and erection of garage - APPROVED
• o PA 06/01192/B - Alterations and erection of single storey extensions to side and rear elevations. APPROVED for a pitched roof garage extension (3.5m x 5.6m) on the side elevation and a pitched roof single storey extension on the rear elevation matching the width of the main house and projecting backwards to the rear boundary, this garage and extension resulted in an small enclosed patio area to the rear.
• o PA 12/00238/B - Extension to side and rear of dwelling to replace existing garage REFUSED. This application proposed a two storey extension wrapping the side and rear elevation. At the rear the proposed two storey flat roof extension was to be set in from the boundary with the adjoining neighbour and around 1m from the rear and side boundary walls. It was refused on two grounds;
• o R1 - "The proposal represents an inappropriate form of development that would have a

harmful impact on the character of the landscape contrary to the provisions of General Policy 2", and

• o R2 - "The proposed development would be contrary to Housing Policy 16 of the Isle of Man Strategic Policy 2007 in that the proposed extension would increase the impact of the building as viewed by the public."
• o PA 12/01026/B - Erection of a two storey extension to side elevation, single storey extension to rear elevation, removal of rear workshop and widening of vehicular accessREFUSED
• o PA 12/01365/B - Removal of rear workshop and widening of vehicular access and the erection of a two storey extension to side elevation incorporating a car port and the erection of

• a flat roof single storey extension to rear elevation. APPROVED

• o 19/00072/B - Alterations, demolition of existing garage / workshop and erection of two storey and first floor extension to provide garage and additional living accommodation WITHDRAWN

4.0 PLANNING POLICY - 4.1 The site is shown as 'white land' within the Area Plan for the South. It is not within a Conservation Area, previously the site was defined as being an Area of High Landscape or Coastal Value and Scenic Significance (AHLV) on the 1982 Plan, this landscape character assessment has been pulled through on the Landscape Assessment Areas on Map 2 of the Area Plan for the South 2013 where the site sits on the cups of E9 and F8 where the key implications are to protect and enhance the tranquil, rural character and open views, avoid physical and visual amalgamation of roadside housing and character and appearance of the coast. - 4.2 When it comes to development in the countryside Environment Policies 1 and 2 seek to protect the countryside from unacceptable development and visual harm, the Strategic Plan however acknowledges that there are existing houses in the countryside and Housing Policy 16 specifically refers to the extension or alteration of existing non-traditional dwellings, General Policy 2 then addresses a number of general standards towards acceptable development and in

• ensuring that no undue harm arises to the amenities of the neighbours or impedes on highway safety. The most recently released Residential Design Guide 2019 furthers on these general standards in outlining best practice such as the 20m rule of thumb for privacy and overlooking, the 45 degree rule in determining outlook and overbearing impact and general methods for adopting good neighbourliness.
• 4.3 In light of those works proposed and given the unique semi-rural and coastal location of the site and being situated on a main public highway consideration shall be given to the following policies and paragraphs in the assessment and determination of the application:
• 4.4 Environment Policy 2: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential."

4.5 Housing Policy 16: "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public." - 4.6 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;
• 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"

4.7 Residential Design Guide 2019

- 4.7.1 "TWO STOREY REAR EXTENSION

• 4.3.1 These types of extensions have the potential to produce the greatest impact upon the amenities of those in neighbouring dwellings (see Chapter 7). There may be concerns if a proposal is to extend a semi-detached or terraced property along or close to the joint boundary. Extensions, which could have an adverse effect on the ground-floor living rooms or kitchens of neighbouring properties, are unlikely to be supported. However, problems may not arise if the neighbouring property already has a single-storey extension or outhouse on the boundary. In these cases, the Department is more likely to support proposals for a two-storey extension (if it keeps to all other aspects of this document). Each proposal should pay particular attention to poor outlook for and overlooking of the neighbouring property.
• 4.3.2 A useful guide to determine the likely impact of a rear extension upon neighbouring properties is by using the 45 degree approach. A 45 degree line is drawn from the centre point

of the closest relevant window on the ground floor of the neighbouring property. Proposals are likely to be supported where the length of the line would not exceed 12 metres before reaching any part of the proposed development. However, it should be highlighted that this is guidance only and passing the test does not mean automatic approval, nor the reverse. Furthermore, the 45- degree approach will not always be appropriate and in certain cases there will be other factors that will carry as much, and potentially more weight, such as orientation, and changes in levels."

- 4.7.2 "EXTENSION TO SIDE ELEVATION

• 4.4.2 It is key that any side extension respects the proportion, design and form of the existing dwelling and that it appears as a subordinate to the main dwelling. A side extension should generally not project in front of the existing building or have flat roofs, a pitched roof will normally be essential to any side extension. The roof of the proposed extension should match the original in terms of pitch and shape. The ridge line should either follow or, often preferably, be lower than the original dwelling.
• 4.4.3 Whether the side extension is single or two storeys, the height and width of these side extensions should be proportionate to the size of the main dwelling. The width should be significantly less than the width of the main dwelling. The ridge height of single storey side extensions should normally be below the eaves level of a two-storey house to give clear definition between single storey and two-storey elements."

4.8 Excerpts from Area Plan for the South 2013:

• 4.8.1 Bay ny Carrickey (E9) "The overall strategy is to conserve the character, quality and distinctiveness of the tranquil and coastal area with its rich ecological habitats, open and expansive panoramic views, sites of archaeological importance and to conserve the coastal setting of Port St. Mary. Key Views Extensive, panoramic views from Raad ny Foillan across the sweeping and ever-changing seascape to the south. Open views across the bay, with distant sense of enclosure provided by headlands to the east and west. Open views across adjacent Undulating Lowland Plain to the north."
• 4.8.2 Poyll Vaaish and Scarlett Peninsula (F8) "The overall strategy is to conserve the strong sense of openness throughout the area, with strong field pattern as well as the setting of the numerous archaeological sites and wartime structures within the area. Key Views Open and panoramic views out to sea, up to the Southern Upland peaks over open fields and towards the built-up areas of Castletown and Ballasalla are obtained from various slightly elevated positions within the area, where the cumulative effects of hedgerow trees does not intervene. Foreshortened views in some flatter areas where the accumulated effects of hedgerow trees create a wooded horizon."

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 5.1 Rushen Commissioners have no comments to make on the application (16/01/2020). - 5.2 Department of Infrastructure (DOI) Highway Services - Do not oppose 23/12/2019. - 5.3 No comments received from neighbouring properties.

6.0 ASSESSMENT - 6.1 The existing dwelling is not traditional, however is located in a fairly prominent position at the end of the group of dwellings and in an open coastal setting, the keys tests in the assessment of the application is considering how different the building would appear in the streetscene as a result of the proposals and whether this would be considered to have an acceptable impact on the character and appearance of the surrounding area. It is also necessary given the semi-detached nature of the dwelling to consider the impact of the proposals on the amenities of the neighbours. Summary of existing dwelling and previously withdrawn application 19/00072/B - 6.2 As existing the dwelling already has a large two storey flat roof element at the rear and a single storey attached flat roof garage. The existing side elevation of the house is blank and finished in painted render throughout; the attached garage is constructed in block work and fitted with a single garage door on the front and a small pedestrian door. While the flat roof is perhaps not the most adhering feature the blankness of the elevation does not draw significant attention to the dwelling with passing traffic primarily focussing on the extensive views across the bay towards Port St Mary. The previously withdrawn scheme proposed the demolition and replacement of the garage and the extension of the dwelling with a large, two storey, double pitched roof extension projecting a further 5m from the existing dwelling and with a ridge height taller than the main house. The proposal included a glazed conservatory and balcony, coupled with large area of mixed glazing styles on the side elevation and new cladding materials, this scheme was considered to result in an overbearing extension to the existing dwelling and its design was considered to negatively draw attention to and exacerbate the unacceptable and adverse visual impact of the proposal, the 5m depth of the extension, its pitched roof design and substantial height also having a significant adverse impact on the living conditions of the adjoining neighbours. Current Proposal - 6.3 In response to those issues raised above the agent and applicant sought to revise the proposal in looking at ways in which to reduce the visual and amenity impacts. The progressed scheme now seeks to reduce the rear projection of the first floor extension to 2.4m beyond the existing dwelling and finished with a flat roof nearest the adjoining neighbours helping to minimise the impact of the extension as to not to result in such an overbearing or dominating impact as to impede on the general outlook from the nearest habitable windows of the first floor of the adjoining neighbour, or beyond the existing arrangement of the garage on the neighbours windows at ground floor. - 6.4 The dwellings principle elevations are the front and side elevations. The evolved and current proposal now seeks to extend the dwelling directly from the gable of the main house and backwards towards the rear with a more appropriate and integrated pitched roof arrangement matching that of the main dwelling and resulting in an overall proportion, form and appearance that is more in keeping with the existing dwelling and its material finish and one which accommodates the notably contemporary side elevation glazing without drawing significant attention to the principle side elevation from the streetscene, or resulting in any significant harm or adverse visual impact on the semi-rural and coastal setting of the site. From a public perspective the proposal is now considered, on balance, to have an acceptable visual impact. - 6.5 The existing driveway provides parking for at least two cars in tandem off the road. The proposal now extends over part of this driveway although incorporates a covered car port, an arrangement which seeks to maintain two parking spaces in tandem off the road. In this respect the proposal is not expected to result in any new highway safety issues. Highway Services have also concluded that they do not oppose the current scheme.

7.0 CONCLUSION - 7.1 By reason of its overall massing, layout, roof finish and selected materials the proposal is considered to have an acceptable visual impact from a public and landscape perspective in line with both EP2 and HP16, and the overall massing, height and layout nearest the neighbouring dwelling is considered to result in an acceptable impact on the living conditions and amenity of the neighbours and not to result in any new highway safety issues in line with GP2 and the Residential Design Guide.

8.0 INTERESTED PERSON 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 06.03.2020 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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