Officer Report

Application No.: 16/00757/B Applicant: Mr & Mrs Rod Clayton Proposal: Alterations and extension to dwelling Site Address: Brook Cottage 39 Mines Road Laxey Isle Of Man IM4 7NJ Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of Brook Cottage, 39 Mines Road, Laxey, which is a traditional detached dwelling situated immediately adjacent Laxey River. Brook Cottage is set in the middle of a small cluster of 3 cottages. To the rear the land rises sharply and is heavily vegetated. - 1.2 Brook Cottage is a one and a half storey dwelling, with a second level of accommodation being located within the roofscape; with a flat roof extension to the rear. The dwelling is rendered in cream, with a slate-tiled roof and sliding sash timber windows to its front elevation, white upvc to the rear. - 1.3 The neighbouring property Mill Stream Cottage appears to have been previously extended in a similar way (06/00275/B) to that which is proposed under this application to Brook Cottage.

2.0 THE PROPOSAL - 2.1 Approval is sought for the installation of two hipped gabled wall dormers, height to ridge 2m x

• 1.3m, removal of existing single storey rear lean to extension and erection of 2 storey rear flat roof extension. The overall extension would be apx 3.3m x 8.3m x 5m - the latter two being the width of the house and the height of the existing flat roof extension which comes of the ridge.
• 2.2 The proposals will facilitate some internal changes, namely the bathroom being moved upstairs and additional bedrooms.

2.3 The walls, of both the rear extension and dormers, are to be rendered and painted to match the main dwelling, the roof of the dormers to be grey slate to match existing . The flat roof to be grey polyroof or similar. Windows to the front to be white upvc or aluminium in sliding sash style, to the rear existing upvc windows to be reused, new patio door and ground floor window white upvc. - 3.0 PLANNING HISTORY

3.1 There are four previous planning applications for the site; 84/00997/B - Alterations and extensions to form additional living accommodation, 98/01124/B - Raise existing ridge & chimney stacks by 500mm, removal of dormer window to front elevation, & creation of flat roof extension from ridge at rear 04/00279/R - Widening of access, creation of driveway and installation of decking (Retrospective)

- 4.0 DEVELOPMENT PLAN POLICIES

4.1 The application site is within an area zoned as an "Area of High Landscape Value and Scenic Significance" identified on the Laxey and Lonan Area Plan (2005), Map No. 1; it is also within the Laxey Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007), Policy L/CRB/PR/3 of the Laxey and Lonan Area Plan Order, and Planning Circular 1/98.

4.2 The relevant parts of General Policy 2 state: "Development which is in accordance with the landuse 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, and g) Does not affect adversely the amenity of local residents or the character of the locality".

4.3 Environment Policy 35 reads: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development". - 4.4 Policy L/CRB/PR/3 of the Laxey and Lonan Area Plan Order reads: "Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the Area to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12) (4)".

4.4 Planning Circular 1/98, with reference to buildings in Conservation Areas, states: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare must have the same method of opening as the originals. Whatever the material used in the construction, the windows must have the same pattern and section of glazing bars and the same frame sections as the original windows". - 5.0 CONSULTATIONS

5.1 Laxey Village Commissioners raise no objection. 25. 07.16. 5.2 DOI Highways - no highways implications. 17-8-2016. 6.0 ASSESSMENT 6.1 The main issues are considered to be;

• o the effect of the proposals on the character and appearance of Brook Cottage;
• o whether the proposed development would preserve or enhance the character or appearance
• of the Laxey Conservation Area; and o Whether the proposed development would provide acceptable living conditions for occupiers, with regard to light.

6.2 In terms of the rear element of the proposal as it would follow the proportion, form and finish of the existing dwelling it is considered that this aspect is acceptable. It would not generally be visible from the public realm as the topography to the rear prevents it being viewed from the rear. Any oblique views would be seen within the context of the house itself and would not be detrimental to the character of the area or the Conservation Area.

6.3 In respect of the impact on the visual amenities of the surrounding area, the dormers would be visible as one travelled along Mines Road. They are similar to those approved on the neighbouring

• property Mill Stream Cottage, therefore it is considered that the introduction of the dormer proposed under this scheme would harmonise with the neighbouring property and would not appear as an incongruous feature on the application dwelling or within the street scene.
• 6.4 The proposed dormer windows are proposed to be white uPVC material designed to match the existing already in situ which are timber sliding sash. The plans refer to sliding sash style windows , Under Planning Circular 1/98 the proposed windows should be sliding sash to match the existing, the drawings state that they would be sliding sash style which would not comply with the policy. Having discussed this with the Agent they have confirmed that sliding sash would be acceptable and agreed that a condition stating this would be acceptable.
• 6.5 Due to the topography of the land, rising up directly behind the property, and the presence of mature vegetation there is likely to be an impact on direct sunlight into the rear elevation. The proposed extension reduces the distance between the land and vegetation by 90cm at ground floor and 3.2m at first floor level. This needs to be balanced with the increase in accommodation to a 4 bed cottage and the improvements to living accommodation at ground floor. However should this be an issue in the future it is unlikely that the removal of any trees would be allowed on those grounds as the scheme was designed in the knowledge of the current situation. There would still be some diffuse daylight reaching those rooms therefore it is considered taking into account the current situation and the proposed additions that on balance provide acceptable living conditions for occupiers.
• 6.6 Therefore it is considered that the proposals complies with parts (b), (c) and (g) of General Policy 2 and the requirements of Environment Policy 35.

- 7.0 RECOMMENDATION

7.1 On the basis of the above the application is recommended for approval. 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted

Date of Recommendation: 06.10.2016

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The windows in the dormer shall be sliding sash, to match the existing at ground floor level.

Reason: In the interests of the character and appearance of the dwelling and the Laxey Conservation Area.

This approval relates to drawing nos; 16 1162 1 2 and 3 all date stamped received 1 July 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 11.10.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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