DEC Officer Report

Application No.: 19/00779/B Applicant: Mr Alex & Mrs Kate Freeman Proposal: Alterations and erection of extension to dwelling Site Address: 9 River Walk Braddan Douglas Isle Of Man IM4 4TJ Planning Officer: Mr Paul Visigah Photo Taken: 31.07.2019 Site Visit: 31.07.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.08.2019 _________________________________________________________________

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 2.7187, 2.7187 - 101 and 2.7187 - 102 date stamped and received 12 July 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report SITE

1.1 The application site is the residential curtilage of a two storey detached dwelling on River Walk, Braddan which ends in a cul-de-sac. The site is bounded by 11 River Walk on the north and No. 7 on the south. It northeast boundary (Rear elevation) backs unto Braddan Road. The cul-de-sac features a mix of architectural styles, some properties are single, while

• some two storey houses, although a greater proportion of these dwellings have layouts similar to the proposed.
• 1.2 The dwelling is accessed via a herringbone driveway that connects to the highway, which slopes downwards towards the other properties on the cul de sac. This property sits on a higher site level when compared to the highway and the dwellings on the southern section of the highway and as such the slope of the driveway is between 10-15 degrees.
• 1.3 The dwelling is relatively modern, with a tiled pitched roof with a gable overlooking the highway. There are two garages on the left side of the front elevation which connects to the two lane driveway. The finish is painted render, and windows are top hung uPVC casement. There is a bay window on the front elevation of the ground floor which overlooks sections of the front garden. There are also a number of medium sized trees in the rear garden, with some shrubbery and a few trees on the front elevation. PROPOSAL

2.1 The proposal seeks planning permission for alterations and erection of extension to dwelling. The works on the ground floor will extend from the garage by 3.5m towards the side garden. This extension will also be 6.22m long flushing with the position of the existing side pillar in front of the garage. The rear elevation will be set back 3.3m from the rear building line of the study and utility room. The height of this extension will be level with the existing garage at 2.6m. This ground floor extension will enable the creation of a new kitchen/diner, while the existing kitchen will be converted to a dining for the dwelling. - 2.2 The proposed extension on the first floor would add an additional 31.35m2 of floor space. This space will provide for an additional bedroom and two ensuite; one serving the new room and the other replacing the ensuite attached to the Master Bedroom which will be removed to make way for the lobby leading to the new bedroom. Three new windows will be created to serve the front elevation while the rear will also have three windows; one serving the bedroom, while the other two will serve the ensuites. There will be no new windows on the side elevation. - 2.3 The finish of the entire extension would be painted render, with the roof of the first floor set to match that of the existing dwelling. The roof of the ground floor extension will also be finished to match that of the existing garage in terms of style, pitch and material. PLANNING POLICY

3.1 The site is within an area zoned as 'Predominantly Residential use' as per the Braddan Local Plan 1991 (Map 2). - 3.2 General Policy 2 of the Isle of Man Strategic Plan 2016 is key: "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;

3.3 Paragraph 8.12.1 of the Strategic Plan (IOMSP) is also useful when it comes to assessing this application: "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 Section 3.1 and 4.4 of the residential Design Guide will also be valuable in the assessment of the application.

• 3.4.1 Section 3.1: General Considerations for Householder Extensions

• 3.1.1 House extensions are one of the most common forms of development. Individually and cumulatively extensions can have a significant impact on the quality of the built environment. When altering or extending buildings in order to modernise, adapt, enlarge or extend them the overall character and form of the buildings and spaces around them are affected. Guidance is therefore required to provide advice as to what is acceptable in planning terms.
• 3.1.2 General Policy 2 of the Isle of Man Strategic Plan (IOMSP) indicates that generally house extensions and new houses within areas designated for development will be permitted, providing that they reflect and enhance the appearance of the existing property, adjoining properties, and their setting in terms of scale, design and materials. However, there are a substantial number of detailed issues that need to be taken into account in designing domestic extensions. This section provides general guidance on issues that are likely to apply to all forms of extensions, and then more detailed additional advice in relation to different potential types of extensions.
• 3.1.3 The main design elements that should be considered include:

• o the relationship to the original part of the building - including materials, design and detailing (such as window materials and proportions);
• o the relationship with adjoining properties, including the building line, roof line, orientation, and the slope of the site; and
• o the pitch, shape and materials of the original roof, including the presence of original dormers and chimneys.

• 3.1.4 All extensions and alterations, particularly those incorporating modern design approaches, should be considered holistically with the original/main building and its setting in the landscape/townscape to avoid an awkward jarring of materials and forms. However, welljudged modern designs using contemporary and sustainable materials will be welcomed, as the Department does not wish to restrict creative designs where they can be integrated successfully into their context. Such approaches, where well designed, can serve to both improve the sustainability of buildings and significantly improve the appearance of buildings to the general benefit of the streetscene.
• 3.1.5 However, where inappropriately designed, located and finished, such approaches can be harmful to the character of a building and its surrounds, and become a local eyesore. Therefore, in some cases, modern design approaches will not be the most appropriate solution and the character and form of the building and its context may require a more traditional and reserved design approach.

• 4.4.2 Section 4.4: Extension to Side Elevation

• 4.4.1 This type of extension is a common extension throughout the Island as many properties are built with an attached garage which can physically accommodate being built above. Generally, the main issues relate to the potential visual appearance of the extension within the street scene and of the individual dwelling as well as the impact on the amenities of those in neighbouring property (see Chapter 7).
• 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. PLANNING HISTORY

4.1 There have been four previous applications for this dwelling, two of which would be material in the assessment of the current application. The first being 86/00977/B; for Erection of four-bedroomed dwelling with double garage, Plot 22, The Braddan Hills, Strang Road, Braddan. - 4.2 A further extension was approved 10/01120/B for Alterations and extension to dwelling. This application was permitted in 2010 and involved the changes that make up the dwelling in its current state.

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

5.1 Department of Infrastructure (DOI) Highways Division has made the following comment in a letter dated 20/08/2019: On-site parking provision is adequate with the standards set out in the Appendix 7 - Parking Standards. The proposal is therefore in accordance with GP2. Recommendation: DNO

5.2 DEFA's Arboricultural Officer although consulted on 23 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 Manx Utilities Authority although consulted on 23 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 Braddan Parish Commissioners have stated that they have NO OBJECTION to the application in a letter dated 25 July 2019. ASSESSMENT - 6.1 The key considerations in the assessment of this planning application are the visual impacts of the alterations and their potential effect on the neighbours.

6.2 The visual impact of the proposal This consideration relates to General Policy 2 as per section 4 of this report, in that the test for the proposal is whether it respects the site and surroundings and whether it adversely affects the character of the street scene. The Residential Design Guidance also references the visual impact of householder extensions in section 3.1. 3.1.3/4.

• 6.2.1 The mass of the building will likely increase as a result of the extension on both floors facing the northern end of the house; however, the style and layout of the additional first floor fenestration would fit with the overall pattern of the front elevation and would provide some degree of balance when viewed from that perspective. The use of an identical wall finish with the main dwelling will also enable the extension to seamlessly blend in with the existing dwelling. Overall, whilst the mass and presence of the building would increase, this is not considered to be to an extent which would be out of keeping with the cul-de-sac or the building itself; since a greater proportion of the dwellings within the cul de sac are large.

• Design wise, the modern extension would not be out of keeping with the existing dwelling. Any adverse visual impact in terms of the size of the building would not be sufficient as to warrant a refusal.
• 6.2.2 To the rear, there is a thick line of trees which completely screens the development from the Braddan Road and as such there will be no views to the work area, resulting in a neutral impact on the views from Braddan Road. 6.2 The potential impact of the extension on the neighbours

• 6.2.1 The Department has recently published its Residential Design Guidance (July 2019), which is not policy but is capable of being a material consideration in the assessment of planning applications as it sets out best practice approaches to residential development. The Guidance contains information around the typical considerations in terms of neighbour amenity and the impacts on it from householder extensions such as this one. This includes, overlooking (loss of privacy), overbearing (loss of outlook) and overshadowing (loss of light).
• 6.3.2 The extension would be considered to have minimal impact when views from the south on the neighbouring dwellings, seeing it would only be slightly visible from the first floor windows of No.8 River Walk which is about 30.7m away from the work area. As such, the windows planned for the front elevation of the first floor extension will not have clear views into the side garden of No.8 due to the distance, as well as the thick line of trees on the northern boundary of this neighbouring property.

• 6.3.3 Regarding the possible impact on No.11 River Walk at the northern elevation, no windows are proposed for the upper floor of the side elevation which overlooks this property's front garden and as such there will be no impacts on this dwelling. Also, the ground floor window on the side of the garage which would have introduced some views into the front garden of No.11 is completely screened by the shrubbery and 1.8m fence on the boundary between both properties. Therefore overlooking to the north will be non-existent. The mass of the extension will also not result in overbearing impact. CONCLUSION
• 7.1 In summary, the proposed extension is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016 and is considered acceptable. It is therefore 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 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 : 29.08.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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