DEC Officer Report

Application No.: 20/00050/B Applicant: Mr Steve & Mrs Jane Leach Proposal: Alterations, installation of two dormer windows and creation of a roof terrace with glazed balustrade with associated external staircase Site Address: Loraldene Tromode Park Douglas Isle Of Man IM2 5LA Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.04.2020 _________________________________________________________________

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. Prior to the use of the roof terrace hereby approved the 1.8m high obscures screen as shown on drawing P01 REV A received on 26th February 2020 shall be installed and retained thereafter. Reason: In the interest of residential amenities

This application has been recommended for approval for the following reason.

The alterations whilst noticeable will have a limited impact on the property with regards to the character and appearance and a limited impact on the wider streetscene as such the alterations and extensions comply with General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped on 17th January 2020: o Drawing No. EX-01 - Plans, Section & Elevations as existing and location plan

This decision also relates to amended drawings received on the 27th February 2020 which shows alteration to the balcony, to include a 1.8m high mitigation. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Loraldene, Tromode Park, Douglas which is situated to the southern end of Tromode Park prior to connecting to Slieau Dhoo. - 1.2 The existing property is a chalet bungalow with a two storey granny annex to the north elevation. To the rear of the property there is suitable screening from neighbouring properties apart from directly to the side elevation of the property where the trees and shrubbery have been cut down. - 1.3 The properties across the road at the front of the property are a mix of chalet and dormer bungalows. The property to the north west of the property is a chalet bungalow and the property to the south east is a two storey dwelling with a single storey integrated garage. - 1.4 Tromode Park is a mix of properties mostly consisting of chalet and dormer bungalows with the three properties directly to the south east of the property prior to the slope down the hill being two storey properties with single storey integrated garages. THE PROPOSAL

2.1 The current planning application seeks approval for several aspects for ease of reference I have separated them below. - 2.2 Ground Floor

• 2.2.1 On the ground floor level to the front elevation the main alterations are to the 'granny annexe' part of the property by installing French windows with side screens measuring 2m by
• 3.3m and a replacement garage door which has four top lights to the top. Also to the front elevation is the alteration from window to French doors and side screen measuring 2m by

• 2.4m.

• 2.2.2 The front door has also altered from the previous door with side screen to a door with two side screens. The door itself has six glazed panels to the upper end of the door.
• 2.2.3 To the rear elevation there is the installation of french windows to the proposed study room.
• 2.2.4 To the rear and side elevation on the proposed garden/dining room there is the installation of uPVC sliding/folding doors.
• 2.2.5 There is also the installation of new uPVC windows and doors to the ground floor level which is replacing the windows and doors like for like, this is being done for all the windows and doors which are not included in the alterations above.

2.3 First Floor

• 2.3.1 The first floor level is where most of the alterations are taking place with the main alteration being the increase in the height of the roof to accommodate a first floor level over the original bungalow of the existing building. The increase in height will raise the roof by 1.3 metres to match the roof height of the previously approved "granny annexe." The roof will be on the same footprint as the previous roof.
• 2.3.2 With the raising of the roof there is also the installation of six rooflights, five to the eastern elevation and one to the western elevation. The five to the eastern elevation has four rooflights measuring 0.6m by 0.5m and one rooflight measuring 1m by 0.8m. The rooflight to the western elevation measures 1m by 0.8m.
• 2.3.3 Also on the western elevation there is the proposed installation of two balconies. Each balcony is to have an outside floor space measuring 1.8m by 1.1m and to have French doors with a 1.1m high glass balustrade.
• 2.3.4 To the south east elevation there is a proposed roof terrace over the ground floor sunroom which is proposed to have a new set of stairs on the eastern elevation. The stairs are proposed to be a "new painted steel staircase with glass balustrades." The roof terrace itself is to measure 4.8m by 4m and will have a glass balustrade.
• 2.3.5 Further to a discussion with the applicant the glass balustrade has been altered to have to be 1.1m high to 1.8m high at the eastern corner to prevent possible overlooking. All the glass to this balustrade is obscure.
• 2.3.6 It should also be noted that whilst the property has previously been split into two properties, the main property and the 'granny annexe' this proposal will combine both properties into one. PLANNING HISTORY

3.1 There are several applications on the site of which are relevant;

3.2 PA03/00840/A was for the "Approval in principle for the erection of a self-contained granny flat extension to side of dwelling" and was Permitted.

3.3 PA04/00173/B was for the "Erection of a self-contained granny flat extension to side elevation" and was Permitted on Review. - 3.4 PA06/00454/R was for the "Retrospective application for amendments to approved granny flat extension to side elevation (04/00173B)" and was Permitted. PLANNING POLICY

4.1 The site lies within an area zoned as Predominantly Residential on the Douglas Local Plan 1998, Map 2.

4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;

• (n) is designed having due regard to best practice in reducing energy consumption.

4.3 Also of relevance is Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 which 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."

4.4 The Residential Design Guidance 2016 is also relevant in this application of which the parts which are relevant are below in the assessment of this application. REPRESENTATIONS - 5.1 Highway Services have No Highways Interest in this application (05.02.2020).

5.2 Douglas Corporation have considered the proposal and have no objection (07.02.2020). ASSESSMENT - 6.1 The key issue to consider in the assessment of this planning application is the potential impacts upon the visual amenities of the property and the street scene and any potential risks of overshadowing and/or overlooking with loss of privacy to the neighbouring properties.

6.2 When looking at the proposal and the Residential Design Guidance 2016 advice is given with regards to new extensions and neighbouring properties, "7.4.1 Any development should ensure that existing residents can enjoy appropriate levels of comfort and enjoyment of their properties without their outlooks being impacted by an overbearing building/structure. The positioning, design and scale of an extension/new build dwellings should not be dominant or have an adverse impact on the primary windows of a primary habitable room or on the private garden that may be present in a neighbouring property…………" With the above in mind I have separated the alterations and extensions as below.

6.3 Raising of the roof to the chalet bungalow part of the property

• 6.3.1 The raising of the roof of the chalet bungalow part of the property to match the two storey 'granny annexe' part is the first item which should be considered and especially with regards to whether the raising of the roof by 1.3m would create an overbearing property within the streetscene and especially with regards to the neighbouring properties.
• 6.3.2 The raising of the roof will not necessarily alter the character or appearance of the property within the streetscene, this is mainly due to the properties to the south east already being two stories high and with the two storey 'granny annexe' already being higher than the current property with this proposed raising of the roof to tie in the two sides of the property and create a more consistent ridge height..
• 6.3.3 Whilst the property in itself will be taller than the chateau bungalows surrounding it to the north and west the raising of the roof should not create an overbearing feeling. The main reasoning for this is that the neighbouring property to the north is directly next to the already built 'granny annexe' and the properties to the west are around 28-30 metres away from the property in question which should mean that the properties are not impacted by the extra height.

• 6.3.3 With the properties to the south already being two stories high the increase of the height should have a minimal effect on the character or appearance of the property when viewed from the streetscene.

• 6.6.4 With the raising of the roof is the installation of rooflights to the front and rear of the property. To the front there is the installation of one rooflight and to the rear there are five rooflights. The rooflight to the front elevation is situated to the middle of the two proposed balconies and as such will create symmetry within that part of the front elevation. The rooflights to the rear are of a suitable distance away for any perceived or actual overlooking to the neighbouring properties.

6.4 Balconies to the front

• 6.4.1 When looking at the two balconies to the front elevation the biggest consideration is whether these would create unnecessary overlooking or an overbearing feeling. The balconies themselves measure 1.8m by 1.1m which is for a balcony small, the likelihood of someone spending extended periods of time on these balconies would be limited due to their sizing.

• 6.4.2 The Residential Design Guidance 2019 has advice on the possibility of overlooking resulting in a loss of privacy, "The "20 metre guide" proves a useful way to identify where overlooking is likely to be a concern. It refers to the distance between elevations that contain windows servicing habitable rooms that face each other - if this distance is over 20 metres, overlook is unlikely to be a concern."
• 6.4.3 When looking at the neighbouring properties which could be affected by potential overlooking the distance from the balconies to the properties ranges from 28-30 metres away as such the distance is beyond the 20 metre guidance which should prevent any possible overlooking.
• 6.4.4 It should be noted that whilst the balconies are on the first floor level and give a view completely into the front gardens and driveways of the surrounding properties, this estate is very open plan and as such this view can be seen from the general public at ground floor level.
• 6.4.5 The overall impact of the balconies whilst noticeable will have a minimal effect on the overall character or appearance of the property mainly due to all the works being done to the property helping to tie the whole character together.

6.5 Side Balcony and staircase

6.5.1 The balcony to the side elevation has the potential to be the most impactful due to where it is situated on the property and with the potential of perceived and actual overlooking. The Residential Design Guidance 2016 gives advice on balconies which states the following;

"4.7.3 Additional consideration should be given to the potential visual impact upon the street scene and the individual dwelling. A projecting balcony can result in an alien and top heavy feature, particularly at first floor level or above. Thought should be given to minimising the visual impact of such an addition with regard to the size, projection and materials. Balconies should be designed to complement the proportions and character of the property and should be in line with windows on the original house.

4.7.4 Raised decking, terraces or patios that are higher than 0.3 metres require a specific planning approval. It is a requirement to ensure that neighbours' privacy is maintained by installing screening (fence, hedge ect.) that reaches the height of 1.8m above ground level. Screening will only be appropriate if it does not cause loss of light and/or be overbearing on the adjoining property. There areas should be designed sensibly in order to avoid dominance at the front boundary of a property……

• 7.4.1 Any development should ensure that existing residents can enjoy appropriate levels of comfort and enjoyment of their properties without their outlooks being impacted by an

overbearing building/structure. The positioning, design and scale of an extension/new build dwellings should not be dominant or have an adverse impact on the primary windows of a primary habitable room or on the private garden that may be present in a neighbouring property…………"

• 6.5.2 During a site visit, looking out of the window from the existing hobby room it was clear that the proposed balcony would give a direct view into both the neighbouring property of "Lowther House" and also into the property next to "Lowther House," "Clifton." After discussing this with the architects a mitigation of installing a 1.8m high glass balustrade to the south west corner of the balcony which will limit any perceived or actual overlooking.
• 6.5.3 With regards to any possible perceived or actual overlooking from the staircase up to the balcony, the staircase goes from south to north and as such the higher the occupant gets the further away from the boundary line of "Lowther House" they get and as such the chance of overlooking is reduced.

6.6 Alterations to the front elevation.

• 6.6.1 The other alterations which are being done to the front elevation are general upgrading of the current windows with new uPVC. This alteration is happening to all the windows bar the lower north window and the lower south window. To the lower north window the installation of French windows and side lights are proposed and to the lower south window the alteration to French windows with one side light is proposed. Whilst both of these alterations will be noticeable and could make the front appear more as a rear garden and be used more.

• 6.6.2 Whilst this could potentially change the over character of the front of the property, the estate is open plan with how the fronts of the properties are situated and the property itself generally has a small front garden compared to the rear which is large and will generally be used more.
• 6.6.3 There is also a new proposed front door which due to the proposed style (door with two side lights), should enhance the overall look of the property within the streetscene.

6.7 Alterations to the rear elevation

• 6.7.1 The main alteration to the rear is the removal of the walls to the previous kitchen and replacing the walls with bi-fold doors. This alteration is to create a more usable space within the property and won't be viewable from a public vantage point as such shouldn't impact on the character or appearance of the property.

6.8 Overall the alterations will be noticeable in the streetscene, whilst this could create an overbearing feeling within the streetscene Tromode Park is a mixture of properties, both bungalow and two storey as such the impact on the character and appearance of the estate should be minimal. CONCLUSION

• 6.7.2 Also to the rear is the general upgrading of the current windows and French doors to uPVC.

7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable. 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.

Decision Made : Permitted Date: 03.04.2020 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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