Officer Report

Application No.: 17/00048/B Applicant: Mr Brian Watterson Proposal: Alterations to dwelling and external works within property curtilage Site Address: Tresco Bradda West Road Spaldrick Port Erin Isle of Man IM9 6PN Case Officer : Mr Edmond Riley Photo Taken: 01.02.2017 Site Visit: 01.02.2017 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of a detached bungalow, albeit with a garage underneath the living accommodation, which reflects the steep slope on which the dwelling sits. 'Tresco' is surrounded on its northwestern, southwestern and southeastern sides by Bradda West Road in Port Erin, while immediately to the east is another detached dwelling. To all compass points except the south the neighbouring uses are detached dwellings. - 1.2 The masonry footprint of the dwelling is horseshoe-shaped, with the 'gap' of the horseshoe more or less filled in with a fully glazed porch with a mono-pitched roof. Access to the porch is provided by a set of external stairs from the parking area at the front (southeast), which also provides access to a patio that runs for much the length of the dwelling's frontage. The patio is bounded by concrete pillar balustrading.

2.0 THE PROPOSAL - 2.1 Full planning approval is sought for a number of external alterations to the dwelling. These comprise, in no particular order:

• o The raising of the patio area by 700mm;
• o An altered staircase from the parking area to provide additional steps up to the raised patio;
• o The replacement of two large windows in the lounge to be replaced with bi-folding doors the aperture widths would not be altered but the new doors would provide for access onto the raised patio;
• o New stainless steel and glazed infill balustrading surrounding the patio;
• o A new Velux rooflight in the main roof pitch, facing southeast;
• o A new staircase to provide pedestrian access to the porch, which would be located directly in front of the porch and would cut into the existing patio, and
• o A wholly remodelled porch, to include a dual-pitched roof finished in natural slate. The frontage elevation of the porch would be provided by a single oak door flanked by a pair of fully glazed side panels.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a number of previous applications, but all some time ago. There have been approvals issued for a conservatory and its extension (PAs 89/01798/B and 91/00118/B), an additional vehicular access (PA 01/01329/B), the erection of a summerhouse (98/00218/B), and alterations and extensions (PA 01/01961/B). However, interestingly, the conservatory was replaced by an extension under the latter application, while the summerhouse and

17/00048/B Page 1 of 4

additional access (if ever installed) are no longer present or evident. The existing porch was approved under the latter application.

4.0 THE DEVELOPMENT PLAN - 4.1 The application site falls within an area zoned as Predominantly Residential on the Area Plan for the South 2013, which contains no specific policies relevant to this proposal. - 4.2 The Strategic Plan contains one policy that is considered materially relevant to the assessment of this current planning application. General Policy 2 states in part:

"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."

5.0 REPRESENTATIONS - 5.1 Highway Services offered no objection to the application on 13.02.2017, noting that "The proposal will not impact existing access or car parking arrangements". - 5.2 Port Erin Commissioners confirmed their resolution to support the application on 15.02.2017.

6.0 ASSESSMENT - 6.1 The alterations proposed are considered, overall, to bring a welcome improvement to the appearance of the dwelling. Tresco is a well-balanced bungalow, and the existing porch and very much 'of its time' concrete balustrading are judged to be harmful to the overall character and form of what is a much-altered dwelling. In this case, then, the addition of a dual-pitched roof to sit between two other gables brings a welcome uniformity, while the modernity of the balustrade finish is considered successful. The new frontage to the porch is to be particularly welcomed and, with the other alterations proposed, will help to modernise the appearance of the dwelling's frontage. - 6.2 While the insertion of bi-folding doors is more common on rear elevations, the frontage here is varied enough to accommodate this change without it becoming a dominating feature. Moreover, the new balustrading will sit at the same height as the remaining window sill, which helps tie the features together successfully. It is also entirely understandable that the owner should wish to better exploit their patio and the sea views therefrom. - 6.3 On this latter point, it is to be remembered that there is already an existing patio in place and this is to be reduced in size. Accordingly, any concern that might have arisen in terms of the impact on neighbouring living conditions via overlooking ('Broom Hill' to the southeast in particular) is not considered problematic here. - 6.4 The proposed Velux window could be installed under permitted development rights but, in any case, is considered unobjectionable. Indeed, with the proposed dual-pitched roof above the porch, it is unlikely to be particularly visible in any case.

7.0 RECOMMENDATION - 7.1 In view of the favourable findings on the key issues, it is concluded that the application complies with the relevant parts of GP2 and, accordingly, is recommended for approval.

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

17/00048/B Page 2 of 4

• o The applicant, or if there is one, the applicant's agent;
• o 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;
• o 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
• o 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: 20.02.2017 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.

The development hereby approved relates to Drawings 1749-11 and 1749-12, both date-stamped as having been received 18th January 2017.

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 22.02.2017 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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.

17/00048/B Page 3 of 4

17/00048/B Page 4 of 4