DEC Officer Report

Application No.: 20/00379/B Applicant: Mary Williams Proposal: Conversion of dwelling into two apartments with associated vehicular access Site Address: Bali Hai May Hill Ramsey Isle Of Man IM8 2HG Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 16.06.2020 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons - R 1. By virtue of the design and appearance of the proposed extensions - being flat roofed whereas the character of the existing building is very much influenced by the steeply pitched roofs - the proposed works are contrary to General Policy 2 (b) & (c) and the Residential Design Guidance. - R 2. The kitchen (considered to be a principal room) within apartment one would not have a clear outlook and would therefore fail to comply with Housing Policy 17 of the Strategic Plan. _______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

18 Lezayre Park is not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy

14 Albion Terrace is not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Bali Ha'I, May Hill Ramsey which is a large detached four storey property situated to the eastern side of May Hill and directly opposite the rear lane which joins May Hill with Glen Elfin Road. - 1.2 The existing traditional dwelling can be characterised by the arched doorway, mouldings to the first and second floor surrounding the windows and the high chimneystacks. These details are continued around the property and also on the two neighbouring properties. THE PROPOSAL

2.1 The current planning application seeks approval in three parts firstly to change the dwelling into two apartments, secondly for the demolition of the two existing conservatories situated to the front and rear with three separate extensions and thirdly to do alterations to the rear vehicular access to provide additional parking. - 2.2 The alteration from one dwelling into two apartments will split the property as follows, apartment 1 will be between the lower ground level and ground floor level of which the lower ground level will provide kitchen, utility room, bathroom, hallway and the ground floor level will provide porch, study, living room, bedroom and master suite consisting of dressing room, bedroom and en-suite. Apartment 2 will be between the first floor and the second floor of which the first floor level will provide kitchen, utility room, WC, living room, dining room and the second floor level will provide three bedrooms and separate bathroom. - 2.3 The proposed three extensions are can be split into both apartments.

• 2.3.1 Apartment 1 proposes a living room extension to the front and side elevation in a L shape which will be built upon the base works of the existing conservatory, measuring 6.2m by 6.9m with a height of 4.2m at the height point within the roof lantern and 3.5m to the top of the apartment roof. The roof lantern within this extension is to measure 2.4m by 1.1m and will be uPVC trimmed into a apartment roof situated to the northern most part of the extension. To the front elevation of this proposed extension trifold doors with side windows measuring 4m by

• 2.5m from the top to bottom of the door and 2m to the top to bottom of the side windows. To the southern side of this extension, three windows are proposed measuring 0.6m by 1.8m.

• 2.3.2 To the rear of apartment 1 is a complete new build extension to provide a dressing room which is situated to the northern end of the dwelling and measuring 4.6m by 4.6m and have a height of 5.1m from ground level to the top of the roof lantern and a height of 4.5m from the ground level to the top of the apartment roof. The proposed extension is to have a roof lantern situated to the middle of the extension facing east to west and measuring 1.1m by 2.2m with a trimmed off roof. To the northern end of the extension three windows are proposed measuring

• 0.6m by 1.9m.

2.3.3 To the rear of apartment 2 is a porch/cloaks extension situated to the south end of the rear elevation and is to be built on the base work of the existing conservatory. This extension is to measure 3.8m by 4.4m with a height of 5.1m from ground level to the top of the roof lantern and a height of 4.5m from ground level to the top of the apartment roof. The roof lanterns is to be situated of centre more to the east of the extension and will measure 2.2m by

• 1.1m with a trimmed roof. To the eastern elevation three windows are proposed measuring 0.6m by 1.9m.
• 2.3.4 All the proposed extensions are to have a warm apartment roof with a masonry parapet wall detail.

2.4 Other alterations to the property include the expanding of a window situated to the northern end of the rear elevation to create an emergency access onto the proposed dressing room roof and also the installation of an automatic opening ventilator above the second floor staircase situated to the southern elevation. - 2.5 There is also the proposed alterations to the rear of the property which will create additional parking for two vehicles and a turning area for apartment 2. The works involved will be knocking down the existing rear garden wall to create an opening measuring 5 metres wid. The rear parking and turning area will be laid with gravel to assist drainage. PLANNING HISTORY

3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Ramsey Local Plan 1998, Map 2.

4.2 Given the nature of the application it is appropriate to consider Paragraph 8.12.1, General Policy 2, Housing Policy 17 and Transport Policy 1 of the Isle of Man Strategic Plan 2016 - 4.3 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". - 4.4 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;

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

4.5 Housing Policy 17 states "The conversion of buildings into apartments will generally be permitted in residential area provided that:

• (a) adequate space can be provided for clothes-drying , refuse storage, general amenity, and, if practical, car parking;
• (b) the apartments created will have a pleasant clear outlook, particularly from the principle rooms and
• (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area.

4.6 Transport Policy 1 states "New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes." - 4.7 The Residential Design Guide 2019 is a material consideration to this application of which the relevant elements of this are reflected in my assessment below. REPRESENTATIONS

5.1 Ramsey Town Commissioners have considered the proposal and have no objection (1.06.20).

5.2 Highway Services state that the application is acceptable (21.01.2019) and would like to attach the following conditions;

• Condition 1 - New Access: Prior to the commencement of the use hereby permitted, a vehicular access shall be provided and thereafter retained in at the position shown on the approved plan and constructed in accordance with the highway specification. Arrangement shall be made for surface water drainage to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.

Reason: To ensure satisfactory access into the site and avoid the carriage of extraneous material or surface water from or onto the highway and in the interests of highway safety.

• Condition 2 - Provision of Parking and Vehicle Areas - Prior to the first occupation of the development hereby permitted, the proposed on-site car parking and turning shall be laid out in accordance with the approved plan. The vehicle parking areas must be properly consolidated and hard surfaced and drained into the site and subsequently maintained in good working order at all times thereafter for the lifetime of the development.

Reason: To ensure that there are adequate parking facilities to serve the development which are constructed to an acceptable standard.

Bicycle Parking: No works shall commence on site until a scheme for the parking of bicycles has been submitted to and approved in writing by the Planning Authority. The scheme shall be fully implemented before the development is brought into use, and thereafter retained for this purpose for the lifetime of the development.

Reason: In interests of encouraging use of sustainable modes of transport. Electric Vehicle Charging Points

Prior to the commencement of construction works, details of EVCP's shall be submitted to and approved in writing by the Planning Authority. The works shall be installed in accordance with the approved details prior to the development being first brought into use and thereafter retained in accordance with the approved details.

Reason: In interests of promoting sustainable travel opportunities

5.3 The owners/occupiers of 14 Albion Terrace have written in to support the application, "After having worked in this property and driven past it many times, I think the plans submitted will only enhance and modernise this property, also improving quality of living for those concerned. Being visible on the TT course and on a main work route, the changes to this property can only improve the area." (23.05.20) - 5.4 The owners/occupiers of 18 Lezayre Park have written in to support the application, "We drive past the house in question every day on route to work. The proposed alterations appear to be a vast improvement from the dated and out of character conservatories already in place. We agree with the supporting document that the extension does not appear to create a terraced effect given the style and distance of the surrounding houses. The site is situated on a main route into Ramsey and the proposal will bring a much better visual appearance (rather than the current plastic conservatory) to the area and town." (14.05.20) ASSESSMENT

6.1 When looking at the proposed application it can be split into two separate parts, firstly the conversion from dwelling into two apartments and secondly the proposed extensions to the side and rear of the dwelling. COVERSION INTO APARTMENTS

6.1 With regards to the conversion of the property from one domestic dwelling into two apartments the fundamental issues are with the potential impact upon the character and visual amenities of the streescene, possible parking issues, the impact on neighbours and the residential amenity of future occupants. - 6.2 Character and visual amenities of the street scene

• 6.2.1 Without taking the extensions into account (they will be looked at further into my assessment below) the alterations proposed specific to the conversion into two apartments are the alteration to the east elevation (rear) to create a fire exit for apartment two and the automatic opening ventilator to the second floor staircase.
• 6.2.2 The alteration from window into fire door can be seen from the rear access road and whilst the alteration would be noticeable the impact on the overall streetscene with this alteration would be minimal. The same could be said for the installation of the automatic opening ventilator, whilst this could be a noticeable alteration from the main roadway of May Hill when driving from the south, the alteration will have a minimal impact on the overall streetscene with the likelihood of it being seen as minimal due to how high on the roof it is to be situated.

6.3 Parking

• 6.3.1 The Isle of Man Strategic Plan 2016 gives guidelines with regards to the required parking of a development which involves apartments. "A.7.1 High levels of car ownership have led to an increase in the level of parking expected for new residential development, and outside of town centre locations these standards should be relaxed………………In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to:

• (a) the location of the housing relative to public transport, employment, and public amenities;
• (b) the size of the dwelling;
• (c) any restriction on the nature of the occupancy (such as sheltered housing); and
• (d) the impact on the character and appearance of the surrounding area.

• 6.3.3 From the drawings supplied it can be seen that the parking for both apartments are in two separate areas. Apartment one has the parking to the front of the property which is already existing and of a substantial size to supply parking for five car parking spaces which should be enough to supply the two bedroomed apartment and space available for visitors.
• 6.3.4 Apartment two has its available parking to the rear of the property which will provide a turning area and parking for two cars. Whilst apartment two has three bedrooms rather than the two bedrooms the parking available is acceptable according to the Isle of Man Strategic Plan 2016.
• 6.3.5 It is also necessary to note that the property is situated on one of the main roads into Ramsey and as such is very close to bus stops, with the main town centre being a short walk down the main roadway.

6.3 The impact on neighbours

• 6.3.1 The alterations proposed (mentioned in part 6.2 above) with regards to the impact on neighbours is minimal, there will be no increase in the level of views out of the property and therefor the potential for overlooking.
• 6.3.2 Whilst the conversion from dwelling to two separate apartments could increase the level of activity on the site, the increase would not be considered inappropriate for an area characterised by dense residential houses and apartments.

6.4 Residential amenity of future occupants.

• 6.4.1 The Isle of Man Strategic Plan 2016 states "new development should where possible be located and planned so as to reduce the need for travel and encourage means of travel other than by private car, in particular walking, cycling and public transport use."

• 6.4.2 The site is situated just outside Ramsey's town centre and as such is in walking distance to the local amenities and relevant travel options including the bus and rail. Both the front and rear gardens are considered adequate space to provide a secure outdoor cycle storage at the property available to both apartments to safeguard for future travel strategies which might be put in place. To ensure that there are suitable enough travel options a condition will be attached on approval for a secure and covered bicycle store to the rear of the property.

6.5 Clear outlook

• 6.5.1 As outlined within Housing Policy 17 each apartment needs to have a "pleasant clear outlook particularly from the principal rooms." Apartment one uses part of the lower ground floor level for the apartment and as such it's necessary to assess whether there would be clear outlook from this apartment.

• 6.5.2 The lower ground floor will supply a bathroom, kitchen and utility room of which the kitchen could be counted as a "principal room," even though there is no dining area stated. This is due to the likelihood of the occupants not going from the kitchen, into the hallway, up the stairs, through the additional hallway or study to get into the lounge, which would suggest that meals will be eaten in the kitchen.

6.6 When looking at the proposed extensions the fundamental issues to consider are the potential impacts of the extension on the character and appearance of Bali Ha'I and the wider streetscene and if there are any impact upon the neighbouring properties. - 6.7 Character and Appearance of Bali Ha'I and wider streetscene

6.5.3 The kitchen itself has one window which will be hidden by the dressing room extension and one doorway to the outside which is being retained. Both of which are not enough to add a clear outlook from this room.

ERECTION OF EXTENSIONS

• 6.7.1 The Residential Design Guidance 2019 has guidance on the general considerations that should be taken into account when looking at householder extensions, "3.2.1 The first aspect which the Department considers when determining the suitability of an extension to a house is whether the design of the extension fits with the existing property. Extensions should generally appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house.

• 3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitched roofs are the preferred roof type compared to flat roofs which are generally

inappropriate forms of development, especially if publically viewable , unless the existing property has a flat/low pitched roof design…."

• 6.7.2 Bali Ha'I and the properties surrounding it are traditional in style though different in style and design with the two properties to the north and south of Bali Ha'I being of the same style and type as such you would expect to see the proposed extension to fit in with the current property and incorporate the design/interesting features of the overall house.
• 6.7.3 The extensions themselves are substantially made of plain masonry walls with the windows whilst small in width to fit in with the current property have no additional feature on them. The addition of the flat roofs as states above are "inappropriate forms of development" and especially so for the front and side extension which is very much in the public viewpoint by being completely viewable from May Hill which makes them unsympathetic to the overall appearance of Bali Ha'i.
• 6.7.4 Whilst it could be argued that the extensions have been design to be a modern fit on to the existing property of which the Residential Design Guidance 2019 states, "However, welljudged modern designs using contemporary and sustainable materials will be welcomed, as the Department does not wish to restrict creative designs where they can be integrated successfully into their context. Such approaches, where well designed, can serve to both improve the sustainability of buildings and significantly improve the appearance of buildings to the general benefit of the streetscene.

3.1.5 However, where inappropriately designed, located and finished, such approaches can be harmful to the character of a building and its surrounds, and become a local eyesore. Therefore, in some cases, modern design approaches will not be the most appropriate solution and the character and form of the building and it's context may require a more traditional and reserved design approach."

• 6.7.5 The extensions themselves whilst slightly modern are not enough of a modern appearance to enhance the overall appearance of Bali Ha'I and as such they appear to be disjointed from existing property which creates a distance between the existing property and the extensions.
• 6.7.6 The supporting document received with the application states that the reasoning to separate the property into two apartments is that the overall size of the property has been a factor in the property being on the market for a long period of time.
• 6.7.7 When looking at the overall sizing of the extensions all three have a cumulative floor space of more than half of the overall ground floor level which is a substantial size, when taking into account the property itself which has four storeys and the curtilage of the dwelling, the overall sizing of the extensions is minimalized but this does not take away the fact that the extensions as a whole are a dominating feature on the existing property.
• 6.8 Impact on neighbouring properties

• 6.8.1 When looking at the possible impact on the neighbouring properties, specifically Hillcrest, May Hill, it is necessary to assess whether there would be any potential loss of amenity.
• 6.8.2 Referring to the recently published DEFA Residential Design Guidance (March 2019), the main considerations around this would be loss of privacy and overlooking - particularly on dwellings or gardens within 20 metres of the extension, overbearing and loss of outlook, and overshadowing. Due to the single storey height and the positioning of the extension relative to the main dwelling and the neighbouring dwellings, there would be no loss of amenity from overshadowing or loss of light, or from loss of outlook.

• CONCLUSION
• 7.1 Whilst the principle of the alteration to two apartments is acceptable, the alterations required are against General Policy 2 (b) & (c) in terms of scale, form and design and also against Housing Policy 17 (b) in terms of a clear outlook from all of the the principal rooms of apartment 1. 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 : Refused Date: 16.06.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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