96017

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                                      23/00800/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00800/B Applicant : Mr Malcolm & Mrs Anne Corkill Proposal : Ground floor kitchen extension and new roof dormer Site Address : Thornycroft 8 Primrose Terrace Port St Mary Isle Of Man IM9 5AP

Planning Officer: Miss Lucy Kinrade Photo Taken : 23.08.2023 Site Visit : 23.08.2023 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 01.12.2023 __

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. For the avoidance of doubt this approval relates only to the replacement front dormer and a rear extension only, and no approval is granted to any other works including any creation or changes to any rear parking area.

Reason: The application has been assessed on this basis only as per the submitted application and any other works may require being assessed as part of a separate application.

This application has been recommended for approval for the following reason. The proposed works are considered acceptable and not at odds with Environment Policy 42 of the Strategic Plan and to meet with the general tests of General Policy 2(b, c, g), as well as the general principles of the Residential Design Guide 2021.

Plans/Drawings/Information;

This approval relates to drawing numbers 03 Rev A and 04 Rev A, and a covering letter both date received by email 14/11/2023, and drawing numbers 01 and 02 and photographs all date received 19/07/2023,

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE 1.1 The site relates to 8 Primrose Terrace, Port St Mary.

2.0 PROPOSAL 2.1 Proposed is the replacement of the existing front elevation dormer with a bigger dormer in an alternative position, and the erection of a rear ground floor extension. Revised drawings were submitted after officer concerns regarding the original dormer proposal being too big and finished with new moulding features not visible on the existing building.

2.2 No other works are proposed.

3.0 PLANNING HISTORY 3.1 23/00401/B was approved for a rear ground floor extension and creation of off road parking apron. No previous planning applications have been identified which are considered to be specifically material in the assessment of the current application.

4.0 PLANNING POLICY 4.1 The site is designated as 'Predominantly Residential' in the Area Plan for the South (2013). It is within a proposed Conservation Area. It is not recognised as being at any flood risk.

4.2 The following policies of the Isle of Man Strategic Plan 2016 are particularly relevant to this proposal:- o General Policy 2 (GP2) - Development within land-use zones; o paragraph 8.12.1 - resumption in favour of residential development in residential areas o Environment Policy 42 - new development must be designed to take into account character and identity of locality.

4.3 Section 4.10 of the Residential Design Guide (RDG) covers dormer extensions and Port St Mary Character Appraisal contains reference to dormers on pages 9, 16 and 19 which recognises dormers in the area on Victorian properties and including 'McArd' style triangular dormers and inappropriate oversized and enlarged window openings.

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

5.1 Port St. Mary Commissioners - No Objection (dated 03/08/2023)

5.2 Department of Infrastructure (DOI) Highways Division - No highways interest (28/07/2023)

6.0 ASSESSMENT

Dormer 6.1 The existing dormer is original dating back to the early 1900's and positively contributes to the character and appearance of the original dwelling. The adjoining neighbour once had a

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                                      23/00800/B                                     Page  3  of  4

dormer matching the application dwelling but this was granted full removal under 13/00539/B. The existing dormers were small comparative to the roof slope and had an off set alignment along the front. They were both of simple design with thin profile eaves and no key architectural moulding or features (just as the main house). The dormers were both installed with two narrow small arched head windows.

6.2 To the opposite adjoining side are a number of smaller two storey dwellings which have overtime evolved with large flat roof dormers, something which the RDG now tries to avoid.

6.3 The application dwelling now proposes the removal of the original pitched roof dormer, which is a loss to the original character and history of the main dwelling. It seeks its replacement with a larger pitched roof dormer finished with a larger single arched head opening installed with French doors and a safety screen. The previous mouldings have been removed and what appears to be proposed now is cement render band (similar to details lower down the building as shown on submitted drawing details on South East elevation 04 rev A) and the dormer is now to sit re-aligned above the existing bay windows to lower floors.

6.4 It's a shame that the original dormer is to be lost. Whilst its replacement is bigger and introduces a new eaves level render band resulting in a slightly more top heavy and stumpy appearance, its size generally remains subordinate to the overall roof-scape and would not be so overbearing as to result in any significant adverse visual harm to the overall character and appearance of the general streetscene and area as to warrant a refusal in this case, and the revised dormer is an improvement over the original submission. In this respect, the proposal is not considered so at odd with EP42 to warrant a refusal and overall accords with the principles of the RDG and with GP2 (b, c, g).

Rear Extension 6.5 The proposal would be a reduced scheme compared with the previously approved extension under 23/00401/B and remains an acceptable level of development.

7.0 CONCLUSION 7.1 Overall the proposed works are considered acceptable and not at odds with the Conservation Area Character Appraisal or Environment Policy 42 of the Strategic Plan and to meet with the general tests of General Policy 2(b, c, g) and the principles of the Residential Design Guide 2021.

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.

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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 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 : 01.12.2023

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.