173589

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                                      19/00091/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00091/B Applicant : Dr Sarah Whetstone Proposal : Alterations, erection of a replacement rear extension, installation of dormer windows and replacement of an existing garage with a garden room (in association with 19/00092/CON) Site Address : Croft End 2 The Crofts Castletown Isle of Man IM9 1LY

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 04.03.2019 __

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.

Plans/Drawings/Information:

This decision relates to the two drawings reference JTM1814-P-01 and to JTM1814-P-02, JTM1814-P-03 and JTM1814-P-04 all received on 29th January, 2019.

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Interested Person Status - Additional Persons

none __

Officer’s Report

THE SITE 1.1 The site is the curtilage of a semi-detached two storey house, 2, The Crofts, which sits towards the Malew Street end of this short street which links Malew and Arbory Streets. The two properties are not identical: number 4, alongside is slightly less tall but higher at eaves

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                                      19/00091/B                                     Page  2  of  4

level due to a heavy parapet which number 2 does not have. Number 4 has a centrally positioned door and flat roofed canopy above whereas number 2 has its front door offset to the right with a smaller flat roofed canopy above, and a simpler, flat frontage, compared with the angled, two storey bays on number 4.

1.2 At the rear, the gardens are also not identical, the garden of number 2 wrapping around the rear of number 4 leaving this property with a small rear yard which is around 5m long. Access to the rear of this property, as with number 2 is from the rear, accessed from further south west along The Crofts between Garey Voallitt and 7, The Crofts, behind Garey Voallitt and through an open area which includes a number of garages, some of which belong with number 2. The garden of number 2 then spreads across the width of both of the properties up to a point 5m from the rear of number 4. Number 2 also has pedestrian access through a gate from a narrow lane which runs parallel with the gable of the property.

1.3 Both properties are different from the other at the rear, number 2 having a two storey angled bay and number 4 being flat but with a stepped rear elevation and a single storey mono-pitch roofed annex which abuts the boundary with number 2. The two storey annex at number 2 has an inset window at first floor level, a two storey monopitch roofed at the north eastern end and a flat roofed single storey annex running rearward from that, both extensions extending just under 4m from the rear elevation. The two storey angled bay sits 600mm from the boundary with number 4.

1.4 The side elevation has two windows within it, at first and attic level, both framed in uPVC, one a single light and one with a central horizontal glazing bar.

1.5 The property to the north east, Croft Beg, has a large tree in its garden which screens much of the side elevation of number 2.

1.6 The upper part of both properties are visible from the bowling green opposite and from The Crofts itself. The rear is not publicly visible.

THE PROPOSAL 2.1 Proposed are the following works to alter and extend the dwelling:

i. the installation of two rooflights in the front pitch: these are to be grey coloured framed Conservation type with a central vertical glazing bar ii. installation of a sliding sash window in the ground floor of the side elevation iii. installation of a new pedestrian gate off the side lane, to be the same height and appearance as the existing iv. installation of two large dormer windows on the rear pitch serving an attic level bedroom and a stairwell v. widening of the existing rear bay window, taking it out to the boundary with number 4 and projecting 550mm from the existing rear elevation and incorporating the angled bay in the same position as the existing with sliding sash windows within it vi. erection of a single storey, flat roofed annex with lantern light which projects up 650mm from the level of the flat roof, which is almost 300mm below the top of a proposed parapet, immediately adjacent to the monopitch roofed annex of number 4. This annex will have an additional, high level horizontally proportioned window abutting the lane. It should be noted that there is an extant planning approval for number 4 which rebuilds this annex in a pitched roofed form, the profile of which is shown on the proposed elevation drawing and vii. retention of the existing basement area at the rear, for storage.

2.2 The proposed single storey annex will project out as far as does the proposed annex at number 4 and will be slightly (150mm) higher at eaves level but lower (1200mm) at its apex.

PLANNING POLICY

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                                      19/00091/B                                     Page  3  of  4

3.1 The site lies within an area designated on the Area Plan for the South (2013) as Residential and within the town's Conservation Area. As such, the development is expected to comply with the following Strategic Plan policies:

3.1.1 General Policy 2: "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 and (n) is designed having due regard to best practice in reducing energy consumption."

3.1.2 Environment Policy 35: "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." This is also included with Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man.

3.2 In accordance with Section 19 (3) of the Town and Country Planning Act 1999, Registered Building consent is required for any demolition within a Conservation Area. An application has been submitted - 18/00783/CON.

PLANNING HISTORY 4.1 Planning approval was granted for works to the front and rear of number 4 (18/00508/B with a subsequent Registered Building consent application for the demolition at the rear (18/00783/CON). The application property has been the subject of two applications, 94/00819/B for external alterations and 16/00504/B for the replacement of the front entrance canopy, both approved.

REPRESENTATIONS 5.1 There are no representations on file at the time of writing.

ASSESSMENT 6.1 The works proposed are almost all at the rear and will therefore have a limited or no effect on the character or appearance of the Conservation Area. The only works to the front are the installation of rooflights in the front pitch, which are Conservation type and will not have any adverse impact. They will be seen but not be prominent from The Crofts itself but will be clearly visible from the bowling green. The new window in the side elevation will be sliding sash and therefore of an appropriate appearance. It is not considered that the works will have any adverse impact on the character or appearance of the Conservation Area and thus the scheme complies with EP35 and PPS1/01.

6.2 The proposal must also have an acceptable impact on the living conditions of those in adjacent dwellings and in this case, those in number 4 will be most affected. Whilst the introduction of dormers can sometimes introduce overlooking of adjacent property, in this case, the arrangement of the gardens is such that the dormers will look over the applicant's own garden and afford little view over the limited rear garden/yard of number 4. There is already a degree of overlooking of this area from the first floor bay, whose position will not change through the proposed works. This ability to overlook the rear yard will be reduced if the approved works at the rear of number 4 are implemented.

6.3 The works will introduce more built fabric at first floor level. However, this will project only slightly (600mm) further forward than does the existing and this is only marginally (550mm)

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closer than the existing bay. It is not considered that these works will adversely affect the living conditions (privacy, outlook or light) of those in number 4.

6.4 The new, flat roofed annex will not have any effect on the neighbouring property due to the position of the existing boundary wall and the existing and proposed fabric alongside, within number 4.

CONCLUSION 7.1 It is considered that the works comply with the requirements of the relevant Strategic Plan policies and the application is supported.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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 (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) who should be given Interested Person Status.

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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: 20.03.2019

Determining officer

Signed : A MORGAN Abigail Morgan

Principal Planner

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