DEC Officer Report

Application No.: 19/01119/B Applicant: Mr Darren & Mrs Sarah Brogan Proposal: Alterations, erection of rear extension and first floor extension above garage Site Address: 26 Clybane Road Douglas Isle of Man IM2 2LP Planning Officer: Mr Paul Visigah Photo Taken: 06.11.2019 Site Visit: 06.11.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.12.2019 _________________________________________________________________

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 decision relates to the following plans and drawings, date stamped received on 4 October 2019:

• o Location Plan
• o Site Plan
• o Existing Drawings
• o Proposed Drawings _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of No. 26 Clybane Road, a two storey semi-detached property sited on the south western side of Clybane Road in Braddan. The property is a modern dwelling with single garage adjoining the left of the front elevation of the dwelling. To the rear of the property is a conservatory which is 4.2m x 2.7m. The rear elevation is enclosed by a 1.6m timber fence on the southwest, and a 1.4m timber fence on the northwest and southern elevation. - 1.2 The property is abutted by No. 28 Clybane Road on the north western elevation, while No. 24 Clybane Road is the neighbour to the application site on the south east. Clybane Road is made up of broadly similar dwellings with regards to form, layout and appearance. There are a number of differences however as some properties have extended above the garage. THE PROPOSAL

2.1 This current planning application seeks approval for alterations, erection of rear extension and first floor extension above garage. The works will involve the conversion of the existing garage to create a snug, the erection of an extension over the garage to create a master en-suite bedroom, and the erection of a single storey sunroom to the rear elevation. - 2.2 With regards to the conversion of the garage, it is proposed to remove the existing garage door and install a three pane window that would match the existing windows on the front elevation of the dwelling. The remaining aperture would be blocked up and rendered. There would also be brick detailing underneath to match the existing brick detailing on the front elevation of the dwelling beneath the other windows. It is also proposed to extend the garage to be in line with the front building line. There would be no alterations made to the existing width of the garage. - 2.3 The extension above the garage would add just less than 2.2 metres to the height of the existing garage and its roof ridge would be set 0.2 metres lower than the ridge height of the main dwelling. The first floor front elevation windows would match the existing front elevation windows and would also incorporate the brick detailing below. The extension would be finished in materials to match the main dwellinghouse. - 2.4 The rear extension would replace an existing conservatory. The new rear extension would project roughly 3.6 metres from the rear elevation and would have a width of approximately 4.2 metres; same as the existing conservatory. The new sun room extension would have an overall height of 3.4 metres; 300mm lower than the abutting conservatory at 28 Clybane Road. The single storey pitched roofed extension would be finished in materials to match the main house, in addition to having 900mm x 800mm roof lights on both roof slopes. As well, a 2.3 x 1.4m window will be installed on the southeast elevation of the sunroom, while a 3x2m Bi fold door will be installed on the southern elevation. - 2.5 The rear window of the first floor extension will be obscure to prevent overlooking of the rear dwelling. The installed windows on the extensions would be UPVC windows to match the existing windows on the dwelling. PLANNING POLICY

3.1 In terms of development plan policy, the application site is zoned as 'Predominantly Residential' under the Braddan Local Plan 1991. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning 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;
• (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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (n) is designed having due regard to best practice in reducing energy consumption."

3.3 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." - 3.4 Another policy relevant to the application is contained in sections 4.4 of the RDG 2019.

• 3.4.1 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.
• 4.4.4 Generally, where the property stands in a line of detached/semi-detached dwellings and the extension would fill in the gap; there is a risk that the extension will create a terraced appearance This is not always in the interests of maintaining the character of the street, individual house, and in the interests of visual amenity, should be avoided.
• 4.4.5 One way of maintaining a visual break would be to set back the extension behind the front of the dwelling by a metre to create a clear break. In some circumstances only the first floor would be required to be set back by 1 metre, although this will be determined on a case by case basis. However, it is still advisable that the ground floor should be set back behind the front elevation, even if only by 0.3m to create a "shadow" which avoids the unsightly joining of old

• with new finishes, whilst also providing a distinction, albeit modest, of the extension from the main house.
• 4.4.6 A second way of maintaining a visual break would be by leaving a gap of at least 1 metre between the side of the extension and the boundary of the property. However, a slight setback should still be retained, potentially at first floor level at least. Again, this design helps avoiding the "terracing effect". In any case, where space permits the Department would encourage applicants to retain a pedestrian passageway, between the side extension and common boundary. This will also enable access for maintenance purposes, filling of oil tanks, allow transportation of refuse and garden waste, without passing through Habitable Rooms and give the dwelling a setting within its own plot. PLANNING HISTORY

4.1 The application property was granted planning approval for alterations and erection of extension to dwelling in 2014 under PA 14/00868/B. This application is similar to the current application, but for changes to the size and roof design of the rear extension, as well as changes to the internal arrangement of the spaces within the main dwelling. - 4.2 Previously, planning approval was granted for the erection of a replacement conservatory in 2008 under PA 08/01155/B. This conservatory will be replaced by a sunroom within the current application. - 4.3 No. 28 Clybane Road was granted planning permission for the conversion and extension to garage and construction of a first floor extension over, to provide additional living accommodation in 2007 under PA 07/00422/B. - 4.4 No. 18 Clybane Road was granted planning approval for an extension to dwelling over garage in 2001 under PA 01/00063/B.

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

5.1 The Department of Infrastructure (DOI) Highways Division although consulted on 21 October 2019, has not commented on this application at the time of drafting this report.

5.2 Braddan Parish Commissioners although consulted on 21 October 2019, have not commented on this application at the time of drafting this report. ASSESSMENT - 6.1 There are four fundamental issues to consider in the assessment of this current planning application which are;

• i. impact of the proposal on the existing appearance of the dwelling;
• ii. the impact on the street scene of Clybane Road in general;
• iii. the impact of the development on the residential amenity of No. 28 and 24 Clybane Road and No. 46 Farmhill Meadows;
• iv. impact upon parking and highway safety.

- 6.2 EXISTING DWELLING

• 6.2.1 The two proposed extensions would be finished to match the main dwelling in terms of the windows, render and roof tiles and from a design point of view are judged to respect the design and proportions of the dwelling and are not considered to have an adverse impact upon the character and appearance of the existing dwelling. It is also noted that the roof of the side extension would be set 300mm lower than the roof of the main dwelling, making it subordinate.

- 6.3 STREET SCENE

• 6.3.1 In regards to the street scene of Clybane Road, No. 28, 24, and 11 Clybane Road have had similar extensions above the garage and as such the proposed changes would seamlessly

fit into the character of the street scene. Although the extension would not be stepped back from the front building line, it would be stepped down and would be similar to the changes on No. 28 Clybane Road.

• 6.3.2 In addition to the above, the extension would be finished in materials and detailing that would match the main dwelling, thereby maintaining the key features which characterises the street scene. The rear extension would not be visible from Clybane Road and as such this element of the proposal would have a limited, if any, impact upon the street scene of Clybane Road.

6.4 RESIDENTIAL AMENITY

• 6.4.1 Regarding on No. 28 Clybane Road, the abutting property on the northwest elevation of the application site, the possible impacts would relate to the replacement of the existing conservatory with a new single storey extension. Granting the external wall of the sunroom will be 300mm away from the boundary wall of this dwelling, there will be no windows on that elevation of the sun room to introduce any form of overlooking. It is also noted that No. 28 Clybane Road has a conservatory on the rear elevation which extends approximately 5 metres from its rear elevation. This conservatory will also be 300mm higher than the proposed sun room. This implies that the proposed sunroom would be 1.4 metres less than the neighbouring conservatory. In addition to this, the rear garden of No. 28 Clybane Road is set roughly 0.5 metres above the application site. As such, the erection of the extension to replace the existing conservatory is deemed to have a minimal impact upon the residential amenity of No. 28 Clybane Road.

• 6.4.2 Given the siting of the dwellings and the fact that the window on the rear elevation of the first floor side extension would be installed with obscured glazing, it is judged that the extension would not result in any further level of overlooking on No. 24 Clybane Road other than what could be achieved from one simply using the garden. The development proposed would be no closer to No. 24 Clybane Road in terms of the current position of the garage; however the extension above the garage would result in the upper portion of No. 28 Clybane Road being closer. Granting the new gable end of the first floor would be closer to the neighbouring dwelling than the existing gable end; this change would not impact upon the current outlook as viewed from No. 24 Clybane Road to a scale that would warrant refusal of the application.

• 6.4.3. With regards to impacts on No. 46 Farmhill Meadows, the only concern will border on overlooking. However, it is noted that the sunroom extension would be roughly 4.5 metres from the northern boundary of No. 46 Farmhill Meadow; a boundary which has substantial hedging and mature trees, making any form of overlooking negligible. Whilst here are partial views from the rear garden of the application site into the rear garden of No. 46 Farmhill Meadows, the nature of the boundary enables some form of intervisibility which minimizing any impacts that would result. It is also noted that the first floor window on the rear elevation of the side extension would have obscured glazing; hence, there would not be any further increased levels of overlooking as a result of this additional first floor window.

6.5 IMPACT UPON PARKING AND HIGHWAY SAFETY

• 6.5.1 With regards to the conversion of the garage, the dwelling has a driveway which is suitable for parking two medium sized vehicles without prejudicing the safety of the highway or flow of traffic. During the site visit, it was observed that two large sized vehicles would comfortably park within the available off street parking within the curtilage of the dwelling without the vehicle protruding into the pedestrian walkway which abuts the parking spaces. As such, it is noted that the use of the driveway would not prejudice highway safety for pedestrians and vehicles using the abutting highway and walkway. RECOMMENDATION

7.1 Overall, it is concluded that the planning application is in accordance with the relevant policies of the Isle of Man Strategic Plan 2016 and the guides stipulated in the RDG 2019 and as such is 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 : 16.12.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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