Officer Report

Application No.: 16/00814/B Applicant: Mr David & Mrs Judy Faulkner Proposal: Erection of an extension to replace existing sun lounge Site Address: 9 Scarlett Road Castletown Isle Of Man IM9 1NT Case Officer : Miss Lucy Kinrade Photo Taken: 07.09.2016 Site Visit: 07.09.2016 Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling situated on the north western side of Scarlett Road. The plot backs onto the Knock Rushen housing development site. The property is a detached dormer bungalow with a flat roofed dormer on the front pitch. There is an existing detached garage on the left hand side of the property set back from the front elevation. - 1.2 At the rear of the property is an existing flat roof glazed sun lounge approx. 4.2m x 2.3m that extends out to the rear garden with a patio area surrounding it and then lawn leading to the rear boundary. THE PROPOSAL

2.1 Proposed is the alteration and extension of the existing sun lounge to provide a larger masonry built flat roof sun lounge and the installation of a roof lantern above. The application also looks to remove the rear window of the utility and replace it with a window and door to provide access to the rear garden. There are also internal alterations proposed for the main dwelling house, the alteration to the internal elements of a property are not considered to warrant a planning application, however some works may require Building Control approval. - 2.2 The proposed sun lounge will extend a further 2.3m to the rear and further 4m to the north side elevation in comparison to the previous structure. The overall size of the new sun lounge will be approx. 6.5m x 5m, there will be an increase in floor area of approx. 22 square metres. - 2.3 The rear and south elevation of the sun lounge are to have floor to ceiling glazed windows and installed glazed bi-fold doors for access into the rear garden, the northern end of the sun lounge is to be full masonry with the inclusion of a high-level obscure glazed window on the north end elevation. - 2.4 The proposed roof lantern is to be 2.8m x 1.8m and shall sit in the centre of the sun lounge roof. - 2.5 The rear patio area will extend around the new sun lounge and have a modest height garden wall to support the areas of garden which sits at a slightly higher level which gradually slopes towards the rear boundary. PLANNING HISTORY

3.1 Planning permission was sought and granted for the erection of a garden store and extensions and alterations to the main dwelling under PA 09/00925/B. The alterations to the

• property included the installation of a new pitched roofed dormer on the rear elevation and the erection of a garden store in the rear garden.
• 3.2 Following this planning was then sought and approved under PA 10/01741/B for the replacement of garage door with a window and the erection of a detached garage on the left hand side of the property. PLANNING POLICY

4.1 The application site lies within an area designated on the Area Plan for the South 2013 as 'Residential' and as such we must consider General Policy 2 of the Isle of Man Strategic Plan 2016 and paragraph 8.12.1 in the assessment 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."

Paragraph 8.12.1 states "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."

REPRESENTATIONS

5.1 Department of Infrastructure have stated that there is no highways interest in this application (18/08/16). ASSESSMENT - 6.1 The most important aspects to consider in the assessment of this application are the impacts of the development on the amenity and privacy of the neighbours and the impact of the development on the existing property.

6.2 Due to its location at the rear of the house the proposed sun lounge will not be visible from the main road or by passing public and due to the orientation of the houses and the nature of the formation around a corner, it is expected that visual impact of the extension from the neighbours perspective will naturally be reduced. - 6.3 The existing main dwelling house and the detached garage will also substantially block views of the proposed sun lounge from Number 11. - 6.4 On the adjacent side between the application site and Number 7 the installation of obscure glazing in a high level window will help to reduce the adverse impacts on privacy between the two properties that the proposed extension may have. - 6.5 The biggest concern initially lay with the privacy impacts of the extension on the properties at the rear of the application site that form part of the new Knock Rushen residential estate. After conducting a site visit it was apparent that this was not the case, in fact, due to the properties of Knock Rushen sitting at a level higher than the application site in this case they are the ones doing the overlooking.

6.6 Essentially the proposal looks to increase the sun room that already exists on the site with a larger, more efficient sunroom which shall provide the house with the same facility. It is not expected that the extension shall cause any additional impacts that the current sunroom doesn't already pose. - 6.7 The new design for the extension is expected to be an improvement of the existing sunroom and it is anticipated that as a result the energy efficiency of the property shall improve. PARTY STATUS

7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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 (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 08.09.2016 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.

This approval relates to site and location plan date stamped and received 14/07/2016 and drawing numbers 1347.1, 1347.2 and 1347.3 all date stamped and received 14/07/2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 13.09.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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