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                                      23/00547/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00547/B Applicant : Mrs Susan Plane Proposal : Erection of rear first floor bathroom extension and replace existing double roman concrete roof tiles with plain concrete roof tiles Site Address : Lindisfarne The Level Colby Isle Of Man IM9 4AL

Planning Officer: Mr Hamish Laird Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 06.07.2023 __

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.

C 2. The proposed rear bathroom window at first floor level shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such.

Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.

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 GP2 b) c) and g) and Environment Policy 22 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to:

Drawing No. 1971-01 - Site Location Plan edged red - scale 1:1,250; Drawing No. 1971-02 - Site Plan edged red - scale 1:500;

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Drawing No. 1971-04 - Proposed Floor Plans, Elevations and, Section A-A (Proposed) through new opening - scale 1:100;

and, Documents - all date stamped and received 25 April, 2023. __

Interested Person Status - Additional Persons

None. __

Officer’s Report

1.00 THE SITE 1.1 The site at Lindisfarne comprises a 1 1⁄2 storey, chalet style dwelling set in a backland location with its front elevation facing west out towards the B33 Croit-E-Caley Road. It is located to the south of the front aspects of a terrace of 2-storey cottages at Homefield and Stonehouse, which have their rear elevations facing onto The Level. The application dwelling and these neighbouring dwellings all have postal addresses as 'The Level'. To the west of the site is a block of 4 flat-roofed garages, the nearest of which to Lindisfarne serves the property. The site lies within the settlement boundary for Colby.

1.2 The dwelling at Lindisfarne offers the following accommodation:

Ground floor: Entrance hall and stairs up; living room; kitchen, bathroom and main bedroom. First floor: Stairs down, 2 bedrooms.

1.3 It is constructed from a mixture of Manx stone and cream painted render under a concrete double roman tiled roof. It has a stone chimney stack protruding through the roof on its north side; and, a small flat-roofed dormer window serving the bathroom located centrally on the rear roof-slope.

2.00 THE PROPOSAL 2.1 The full planning application proposes the "Erection of rear first floor bathroom extension and replace existing double roman concrete roof tiles with plain concrete roof tiles". This would involve the addition of a flat-roofed, dormer extension to the rear roof slope approx. 2.5m wide x 1.75m deep (max) x 2.25m high. It would have a 900mm wide obscure glazed window in the west facing elevation. It would provide a shower room with WC and wash-hand basin. The existing ground floor bathroom would be retained, and there would be no other internal changes to the existing accommodation.

2.2 The existing roof covering of concrete double roman roof tiles are time expired, and the application proposes their removal along with the battens and felt and their replacement with Marley concrete plain-tiles in Greystone with anthracite (black) colour ridge tiles. The new dormer would have vertical hung tiles to match for its walls, and white uPVC fascia and window frame to match those elsewhere in the dwelling.

3.0 PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South (2013) as Proposed Residential.

3.2 The site is not in a Flood Risk Area or Conservation Area and none of the buildings or trees on site is Registered.

3.3 As such, the following parts of the Strategic Plan are relevant:

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General Policy 2: "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".

3.4 Environment Policy 22 (in part):

Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: (iii) vibration, odour, noise or light pollution;

4.0 PLANNING HISTORY 4.1 None.

5.0 REPRESENTATIONS 5.1 Arbory Parish Commissioners comments: The Board supported this application. (22/05/23)

5.2 Highways Services has no highways interest in the proposal and does not object (18/05/23)

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are:

(i) visual impact of the proposed development; (GP2 b, c) (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, (privacy and visual amenity) of the neighbouring properties. (GP2 (g,) (iii) impact of the lantern and its use in respect of noise or light pollution. (EP22)

6.2 Visual impact The proposed works involve the addition of a flat roofed dormer of modest proportions to the rear roof-slope of the dwelling, and internal alterations to provide a shower room, WC and wash hand-basin. In addition, it is proposed to remove the existing concrete double roman tiles, which are worn out, and replace them with Marley concrete plain-tiles in Greystone with anthracite (black) colour ridge tiles. These are considered to represent minor alterations to the external appearance of the dwelling and are considered acceptable in principle. The proposed bathroom dormer would be sited on the rear roof-slope away from public view and would be centrally located. In terms of its scale and proportions compared to the rest of the roof, it is considered that it would be in keeping with no adverse visual impact arising from its addition that would render it an incongruous feature. The change of roof tiles would be more in keeping with the steep pitch of the roof over this chalet style dwelling and the colour would blend in with the roofs of adjoining properties. This accords with the provisions of Policy (GP2 b and c) in the Adopted Isle of Man Strategic Plan 2016.

6.3 Neighbouring amenity Given the small scale of the works which externally would be limited to the appearance of the dormer on the rear roof slope, which would have an obscure glazed window inserted in its rear facing elevation, it is considered that the dormer extension and would not give rise to any adverse visual impact on the property when viewed from the surrounding neighbouring properties due to its position, size, and design and would not result in any significant adverse visual impact upon the appearance of the building or that of the immediate area. Furthermore, the new dormer would not give rise to overlooking or loss of privacy to adjoining or nearby residential properties. The replacement roof would not give rise to any visual or neighbour

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amenity issues. This accords with the provisions of Policy (GP2 g) in the Adopted Isle of Man Strategic Plan 2016.

6.4 Environmental harm The new dormer would be sited on the rear roof-slope facing west, away from adjoining residential properties located to the north and approx. 50.0m away from the nearby dwelling to the west. It is considered that occupants of neighbouring dwellings are sufficiently well- screened, and are of sufficient distance away for any light spill, or noise emanating from the shower room when the window is open for it to be a nuisance to neighbouring residents. This accords with the provisions of Policy EP22 in the Adopted Isle of Man Strategic Plan 2016.

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and would comply with the principles of General Policy 2, Environmental policy 22 of the Isle of Man Strategic Plan 2016, and is recommended for approval.

8.0 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 11.07.2023

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

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