97434

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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00971/B Applicant : Mr & Mrs Andy & Rebecca Harding Proposal : Proposed replacement sunroom and alterations to dining room and kitchen windows Site Address : Broomhill 1 Hill Park Ballakillowey Colby Isle Of Man IM9 4BF

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

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 04.12.2023 __

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.

This application has been recommended for approval for the following reason. The application is considered to have an acceptable visual and amenity impact and to accord with General Policy 2 (b, c, g), Environment Policy 42, Community Policies 7 and 10, and Infrastructure Policy 5 of the Isle of Man Strategic Plan 2016 and to meet with the principles of Section 4 and 5 of the Residential Design Guidance 2021.

Plans/Drawings/Information; This approval relates to the following all date received 05/09/2023: drawing number 23 1762 01 drawing number 23 1762 02 drawing number 23 1762 03 photo sheets 1-4

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Interested Person Status - Additional Persons

None

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Officer’s Report

1.0 THE SITE 1.1 The site relates to Broom Hill, 1 Hill Park, Ballakillowey, Colby.

2.0 THE PROPOSAL 2.1 Proposed is: o Demolition of an existing conservatory and its replacement with a new larger pitched roof sunroom extension on south elevation; o Replacement of dining room windows with new bi-folding doors on south elevation; o Installation of a new kitchen window on the north facing elevation; o Modifications to the existing kitchen window on the west side elevation, and o Installation of steps up from garden to a terrace on south elevation.

2.2 No floor level datum has been provided on the plans nor any existing or proposed section provided. It appears between the floor plans that the proposed works will result in the new sunroom extension having the same internal finished floor level as the existing dining room and kitchen. Drawings show the terrace sitting slightly lower than the finished floor level and with new steps down to the garden. There is also no indication to the existing access or parking arrangements on any site plan which is also a requirement listed in the validation requirements, however based on the works sought in the application form and as advertised in the application description this application has been assessed only on the alterations to windows and the extension to the existing dwelling only.

3.0 PLANNING HISTORY 3.1 The property has been subject to two previously approved planning applications one for the original approval for the dwelling (02/02056/B) and one for a storm porch and garden walling (03/01346/B) although neither are considered materially relevant to the assessment of this application.

4.0 PLANNING POLICY 4.1 The site is within an area designated as Residential on the Area Plan for the South 2013.

4.2 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment: o Strategic Policies 3 and 5 - promote good design and use of local materials and character o General Policy 2 (b) (c) (g) (n) - general standards towards acceptable development visual and neighbouring amenity, and energy reduction. o Paragraph 8.12.1 - supports principle of residential development in zoned areas o Environment Policy 42 - promotes development taking account of locality in design. o Community Policy 7, 10 - prevent criminal activity and reduce spread of fire o Infrastructure Policy 5 - conserve the Island's water

4.3 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant: o Section 4 Extensions o Section 5 Architectural Details o Section 7 Impact on Neighbouring Properties

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

5.1 Rushen Commissioners - in support (01/11/2023)

5.2 Comments were sought on 13.09.2023 from the following consultees but no response received as of 04/12/2023:

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o Department of Infrastructure Highway Services o Manx Utilities o Arbory Commissioners (although noting that Rushen and Arbory are now combined).

5.3 No comments received from neighbouring properties.

6.0 ASSESSMENT 6.1 The key considerations of this application are its visual impact on the house itself and on the character and appearance of the streetscene and surrounding area, and whether there are any amenity impacts on the living conditions of the neighbours.

6.2 Further to those elements missing as referred to in 2.2, the application has been assessed on the basis of the information provided only.

Character and Appearance 6.3 The site sits within a wider residential estate which slopes upwards from south to north, and with Hill Park cul-de-sac sitting highest. The application dwelling sits on the hill of the access route leading up into the cul-de-sac, its position on a corner plot results in public view from three sides. In the immediate surroundings are a variety of single and two storey dwellings and some 1.5 storey with small dormers like the application dwelling. The dwellings are mostly finished in painted render, some have stone cladding features to corners and gables while some others have red/brown brick detailing. The application dwelling has rough painted render (possibly pebbledash) and with brick detailing to its base, corner features and south facing gable.

6.4 The proposed extension on the south facing elevation would be bigger and taller than the existing flat roof conservatory and its external finishes are proposed to be smooth painted render, roof tiles to match the main house and installed with larger feature glazing on its west and south elevations. Windows and doors changes throughout the kitchen and dining areas would also result in the introduction of larger glazing resulting in a more contemporary finish to this south west corner of the dwelling compared with the remaining house.

6.5 Although having a more heavily glazed appearance the retention of the brick plinth and use of roof tiles matching the main house helps to maintain a relatively in keeping with the main features of the existing house, and although indicated to be finished in smooth render and incorporating more glazing the mix of styles and finishes to properties in the area is capable of accommodating the proposed changes without adversely affecting the streetscene or harming the overall character of the immediate area. The proposed steps would also not be so out of keeping as to warrant any concern or visual harm minded of the sloping nature of the site and these being visible throughout the estate.

Amenity Impact on Neighbours 6.6 The topography results in some natural overlooking between properties throughout the estate but development should not make this worse to an unacceptable level. The existing house has windows and doors throughout and with established overlooking between it and its neighbours including Uplands who sit immediately to the west. Whilst the proposal does not necessarily increase the number of windows facing Uplands per se there will be windows being made bigger and taller and this coupled with the overall extension being taller and bulkier than the existing flat roof glazed conservatory and open terrace that it would undoubtedly create a visual change and an increased visual massing beyond the current arrangement and when looking from Uplands. However given the orientation of the two dwellings, the slight step in their building lines, the existing window arrangement and established inter-visibility, the ground floor boundary treatments, views from the public highway and minded of the first floor windows of Uplands that look down towards the application dwelling that the proposed works are not considered to be so adverse or harmful to the living conditions or amenity of the neighbours to warrant a refusal in this case.

Other Matters

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6.7 Being works to an existing dwelling the proposal is not expected to result in any changes beyond the existing occupation of the single dwelling to affect fire, criminal activity or water conservation and no concerns are raised in this respect.

7.0 CONCLUSION 7.1 The proposed works will result in a bigger extension and with increased glazing but given the existing arrangements, the relationship with the neighbours and the mix of styles in the immediate streetscene, that the existing dwelling and streetscene is capable of accommodating these changes and without adverse impact on the overall living conditions and amenities of the neighbours.

7.2 The proposal is considered to comply with General Policy 2 (b, c, g), Environment Policy 42, Community Policies 7 and 10, and Infrastructure Policy 5 of the Isle of Man Strategic Plan 2016 and to meet with the principles of Section 4 and 5 of the Residential Design Guidance 2021.

8.0 INTEREST 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 which 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: 05.12.2023

Determining officer

Signed : J SINGLETON

Jason Singleton

Principal Planner

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.