DEC Officer Report

Application No.: 20/00889/B Applicant: Mr David Caughey Proposal: Alterations to existing door and window and erection of extension Site Address: 7 Mull View Kirk Michael Isle Of Man IM6 1AQ Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.10.2020 _________________________________________________________________

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.

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 General Policy 2 of the Isle of Man Strategic Plan 2016, and the Residential Design Guidance 2019.

Plans/Drawings/Information;

This permission relates to Drawing No. 2867/18/110, 2867/18/210 and 2867/18/310 date stamped and received on 6 August 2020. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The application site is the residential curtilage of 7 Mull View, an existing single storey dwelling with accommodation in the roof located at the end of a small cul-de-sac of 12 similar sized dwellings on the eastern side of the main road running through Kirk Michael. - 1.2 The existing property has a front elevation facing west towards the main road. There is a small single storey projection on the front elevation with a ridge height of 4.3m, an existing single garage attached to the side elevation. At the rear the dwelling faces over an open field and towards Druidale and on the rear elevation is an existing conservatory. THE PROPOSAL

2.1 The application seeks planning approval for alterations to existing door and window and erection of an extension. - 2.2 The works would involve the erection of an extension that would project from the side of the garage extension and have a depth that would cover the span of the Bedroom 1 which has its window overlooking the rear garden. This flat roof extension would be 3m wide and 3.1m long, and would be 3.3m high from the ground level to the top of the roof; with its roof level and eave level at the same level with that of the new garden room at the rear of the property. The external walls of this extension would be finished in smooth silicone render to match existing building. - 2.3 Additional works would involve the removal of the existing window and door at the side of the garage extension with the wall made good. This window and door would be relocated to the side of the garage (north elevation). Also the window at the rear of bedroom 1 would be relocated to the side of the new extension which would serve as a dressing room for this bedroom. A new window 1.3m wide and 1.2m high would be installed on the rear elevation of the new extension. PLANNING POLICY

3.1 In terms of land use designation, the application site is located within an area designated as "Residential" on the Kirk Michael Local Plan 1994, and the site is not within a Conservation Area. In view of the fact that the site and surrounding land has been developed for residential use, the provisions of the General Policy 2 of the Strategic Plan 2016 will be pivotal in the assessment of this application. - 3.2 General Policy 2 states that: "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;

3.3 Section 8.12.1 of the Strategic Plan will also be vital in assessing this application. It states that: 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 existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general. - 3.4 Sections 3.2 and 7.3 of the Residential Design Guidance 2019 would also be vital in the assessment of the application.

• 3.4.1 Paragraph 3.2.2

• 3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitch roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a deliberate design decision has been made to adopt a different approach - as set out on the next page.

3.4.2 Section 7.3 of the Residential Design Guidance

• 7.3.1 A development should not result in significant levels of loss of day light or overshadowing, especially to primary habitable rooms, or to private gardens. Applicants are advised to look carefully at the path of the sun throughout the day, and consider where shadows fall, using this information to help in considering the design, position and height of the extension. The impact of overshadowing will increase if the new property/extension is to the South of a neighbouring property (as the sun's orientation is East to West). When the windows affected serve habitable rooms then it will be necessary to assess the impact upon light reaching these rooms.

PLANNING HISTORY

4.1 The most relevant application to the current application would be PA 18/00572/B which was for alterations and additions to property including raising pitch of roof, installation of dormer, erection of larger garden room and extension to rear of garage.

Note: The proposed extension would project from the side of the garage extension which was approved under the above scheme. The flat roof, height of the extension and eaves level would also mirror that of the replacement garden room that was approved within this scheme.

REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 26 August 2020.

5.2 Michael Commissioners have stated that they have no objection to the application in a letter dated 9 September 2020. ASSESSMENT - 6.1 Given the level and nature of development proposed, the main issues to consider in the assessment of the application are the impact of the proposed extension and alteration on the character and appearance of the existing dwelling and streetscene and whether there would be any impacts on neighbouring living conditions as a result of the development.

6.2 Impact on the character and appearance of the dwelling and street scene

• 6.2.1 The extension proposed is not judged to have an adverse impact upon the appearance of the application dwelling. This is hinged on the fact that the overall design, scale and finish of the extension is considered to respect the site and application dwelling which is modern, although of a simple architectural style. Whilst the Residential Design Guidance is not supportive of flat roofed extensions as expressed within paragraph 3.2.2 of the RDG 2019, the fact that the proposed extension would be joined to a flat roofed garage would ensure that it fits in with the existing building. It is also considered that although the extension would be

• 600mm higher than the flat roof of the garage it extends from, it would be at the same roof and eaves level as the existing garden room which would create some form of uniformity with the garden room when viewed from the rear.
• 6.2.2 With regard to impacts on the street scene, it is considered that there would be constrained view to the proposed flat roofed extension from the street scene as it would be at the rear of the dwelling and at a position where the site orientation and building layout would considerably screen views to the extension. There would be slight views of the 600mm flat roof step up at the side of the garage roof, albeit, this would not appear incongruous with the flat roof of the garage. Based on the foregoing, it is not considered that the extension would have a detrimental impact on the street scene or impinge on the appearance of the locality.
• 6.3 Impact on neighbouring dwellings

• 6.3.1 In considering impacts on neighbouring dwellings, it is noted that the relocation of the window and door from the south elevation to the north elevation has the potential to result in overlooking of the neighbouring property at No. 6 Mull View. However, it is not considered that this impact of the scheme would result in overlooking given that this neighbouring property has windows and doors serving their garage and rear conservatory on the opposite elevation with views to the affected elevation. As such, it is noted that any resulting overlooking would be mutual. Besides, the existing hedging and fence on this boundary would limit any overlooking that results, given that the properties are single storey dwellings. CONCLUSION
• 7.1 On the balance, it is considered that the extension proposed would not create any privacy concerns or impact upon the current outlook to a scale that would warrant refusal of the application given the existing situation. The proposal is therefore considered acceptable and in accordance with the appropriate policies of the Isle of Man Strategic Plan 2016. 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 20.10.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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