DEC Officer Report

Application No.: 19/00703/B Applicant: Mrs Bethany Clark-Wilson Proposal: Alterations, erection of extension, dormer and replacement porch Site Address: 2 Pairk Beg Port Erin Isle Of Man IM9 6NH Planning Officer: Mr Paul Visigah Photo Taken: 10.07.2019 Site Visit: 10.07.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.10.2019 _________________________________________________________________

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 approval relates to drawing numbers 19 1309/03, 19 1309/01 date stamped and received 20 June 2019, and 19 1309/02 Rev A date stamped and received 4 October 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The application site is the residential curtilage of 2 Pairk Beg, Port Erin an existing modern single storey detached dwelling with additional living accommodation in the roof. The existing dwelling has an existing attached garage and driveway access from Pairk Beg. The dwelling has a northeast facing dormer which serves the W.C on the upper floor. His W.C

• services the two bedrooms on the upper floor. This property also has covered porch on the southwest elevation of the property.
• 1.2 The street scene is characterised by roof dormers of various sizes and roof patterns. Most of these dormers are front facing dormers, some of which are still under construction. The neighbour at No. 3 Pairk Beg has a significantly large dormer, when compared to most dormers within the cul de sac; although this dormer is rear facing. THE PROPOSAL

2.1 Planning approval is sought for alterations, erection of extension, dormer and porch replacement. The proposal includes the creation of a rear extension which project from the attached garage and has a depth of 4.75m from the end of the existing conservatory towards the rear garden. The extension will replace the conservatory and as such its total length will be 6.7m from the edge of the garage. This space will accommodate a utility room and a family room. The roof of the extension will be a flat roof so that it will be in keeping with the roof of the garage; forming a congruent unit with the garage. A 1x2.8m roof light will be installed to provide additional lighting to this extension which will have large fixed windows on the rear elevation. Three French doors will be installed on the southeast elevation to enable access to the 3x3m patio build at the rear of the kitchen and serving the family room. - 2.2 Also proposed is replacement of the existing flat roof dormer with a larger flat roof dormer that will be 7.8m wide. This dormer will introduce an additional window to this elevation providing lighting to the additional room that will be created within the roof space. The dormer will be 2m high and will be set 500mm below the roof ridge. As well, the dormer will be set back 750mm from the roof eaves. It will be clad in timber mirroring the finishing on the other extensions on the dwelling. - 2.3 Additional works will involve the replacement of the existing porch with a porch almost identical in size. The replacement porch will maintain the existing porch width; although it will be 2.9m long (800mm longer than the existing). This porch will be clad in timber to match the cladding on the proposed dormer. Its roof will be pitched, with its gable facing southwest. PLANNING POLICY

3.1 The application site is within an area zoned as "Predominantly Residential" identified on the Area Plan for the South (Map 7)2013. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Strategic Plan. - 3.2 General Policy 2 states in part:

"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, and g) does not affect adversely the amenity of local residents or the character of the locality."

3.3 Paragraph 8.12.1: "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 of the Residential Design Guide 2019 will also be considered in the assessment of the application.

• 3.4.1 Section 4.6: Dormer extensions
• 4.6.1 Dormer extensions are often problematic as they can adversely affect the character and appearance of both the individual property and the wider streetscene. Unless they are for nonhabitable rooms such as bathrooms with obscured glazing, they can also create overlooking. They are unlikely to be supported where they are publically visible, unless they already form a positive characteristic of the property or streetscene.

• 4.6.2 There are various types, and applicants should consider which is most appropriate for their house. Traditional properties should avoid having flat roof dormers, as pitched roofed dormers may be more appropriate. Flat roofed dormers can appear as clumsy additions to a roof pitch if they are overly long or tall, or if they are as tall as the ridge. Therefore they are only generally appropriate on more modern properties (1960/70's bungalows) and/or properties where the area is characterised by houses with flat roofed dormers. Finishing the front and cheeks of the dormers in a tile or tile like material can reduce this impact.
• 4.6.3 The position within the roof plane, size and proportion are also important aspects to consider. The size of any dormer should be secondary to the size of the roof in which it will be positioned. Therefore, dormers that would be as wide as the house and run flush or close to the elevations/roof ridge of the house will not normally be supported.
• 4.6.4 There are various types, and applicants should consider which is most appropriate for their house. Traditional properties should avoid having flat roof dormers, as pitched roofed dormers may be more appropriate. Flat roofed dormers can appear as clumsy additions to a roof pitch if they are overly long or tall, or if they are as tall as the ridge. Therefore they are only generally appropriate on more modern properties (1960/70's bungalows) and/or properties where the area is characterised by houses with flat roofed dormers. Finishing the front and cheeks of the dormers in a tile or tile like material can reduce this impact.
• 4.6.5 The position within the roof plane, size and proportion are also important aspects to consider. The size of any dormer should be secondary to the size of the roof in which it will be positioned. Therefore, dormers that would be as wide as the house and run flush or close to the elevations/roof ridge of the house will not normally be supported.

• 3.4.2 Section 4.2: Single storey rear extension
• 4.2.1 In relation to single storey extensions to the rear of the dwelling, generally the main issues relate to potential loss of light and/or overbearing impact upon the outlook of neighbouring properties. Extensions to terraced or semi-detached properties can have the potential for the greatest concern. With either type of property the depth (i.e. rear projection) of an extension and the position (near the shared boundary) are key in ensuring any such extension does not impinge on the amenities of neighbouring properties. PLANNING HISTORY

4.1 The previous planning application is considered specifically material to the assessment of this current planning application: Alterations to dwelling - 00/01232/B - APPROVED

Note: The alterations involved the creation of a dormer on the roof of the dwelling. This dormer is the subject of the current planning application which proposes the increase in the size of the dormer.

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

5.1 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 1 August 2019.

5.2 Manx Utilities Authority although consulted on 3 July 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application. - 5.3 Port Erin Commissioners have stated that they support the application in a letter dated 14 August 2019.

ASSESSMENT 6.1 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 REAR EXTENSION

• 6.2.1 The proposals in this case present a fairly modest form of extension which will be completely concealed from public views seeing it is at the rear of the dwelling. Moreover, the windows and French doors will be situated on the southeast and southwest elevations respectively; positions that will not introduce any form of overlooking to neighbouring dwellings. There is also a 2m timber fence on the boundary with No. 13 Grammah Avenue which completely blocks out every possibility of overlooking of the neighbouring dwelling.

• 6.2.2 Granting the proposed patio is 600mm higher than the ground level of the rear garden, the proximity of the patio to the 2m fence does not allow views into the rear garden of No. 13 Grammah Avenue, thus diminishing any impacts that could result from this aspect of the development.

- 6.3 DORMER EXTENSION

6.3.1 The most notable change is likely to be the installation of the new dormer although this is not expected to adversely impact the general residential character of the area or the dwelling. The proposed dormer will have an additional window which will serve a secondary habitable room (the bedroom) and will have views onto the southwest elevation of No. 3 Pairk Beg. However, it is noted that there is mutual overlooking on this elevation of the property as the neighbouring window has existing views to this section of the application dwelling, consequent on the orientation of both dwellings.

• 6.3.2 The appearance of flat roofed dormers can be unfortunate, especially where they can be viewed from public vantage points. However, the flat roof design will provide sufficient headroom within the roof accommodation whilst reducing the height and impact of the dormer which will, in any case, only be visible when directly in front of the dwelling or when exiting the cul de sac. Granting the scale of the proposed dormer would be larger than the existing, its contemporary outlook along with its finishing would enhance the appearance of the dwelling, in addition to being a complimentary feature of the street scene which is dominated by bland flat roof dormers. It is also noted that the proposed dormer would be set back considerably from the gable ends, roof ridge and eaves which would make it more fitting to the dwelling size. As well, the application property is a modern dwelling which is well suited to flat dormers in line with paragraph 4.6.2 of the RDG 2019.

- 6.4 PORCH EXTENSION

6.4 On its part, the modified porch will better serve the dwelling as it would have a better thermal capacity, as well as increased space to accommodate the cloak area which will be important during the wet months. Its design also complies with existing guidelines stipulated in the RDG 2019, making it an acceptable alteration to the dwelling.

6.5 It is considered that the alterations and extensions to this property will improve the appearance and general outlook of the dwelling, provide more room to serve the residents, improve the functionality of the spaces, besides fitting seamlessly into the character of the street scene; without introducing any detrimental forms of overlooking, loss of privacy or overbearing impact. As such, the proposed is deemed acceptable.

CONCLUSION

7.1 In light of the above findings and the acceptable visual and amenity impact of the proposed development it is considered that the application meets the test of General Policy (b), (c), and (g) of the IOM Strategic Plan and recommended for approval. 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 Planning Committee 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: 24.10.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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