DEC Officer Report

Application No.: 19/00550/B Applicant: Mrs Lesley Corlett Proposal: Alterations, extension and raising of roof to create a second floor to dwelling Site Address: The Rowans Quines Hill Port Soderick Isle Of Man IM4 1AU Planning Officer: Mr Paul Visigah Photo Taken: 11.06.2019 Site Visit: 11.06.2019 Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 26.06.2019 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons - R 1. Whilst the existing building is not traditional it is situated within open fields and at a conspicuous section of the A27 which makes the building easily identifiable without being particularly prominent. What is proposed would increase the built form in a way that is strikingly different in terms of form, mass, materials, and appearance when compared to the existing and the surrounding buildings and the inclusion of additional floor area at roof level makes the dwelling dominating from public views. As such, the proposed design, finish, mass and appearance of the dwelling would have a detrimental impact on the character and appearance of the area, contrary to Housing Policy 16 and General Policy 2b, c and g of the Strategic Plan 2016. - R 2. The proposed extension, by virtue of its height, location of proposed windows and balcony, and their proximity to the neighbouring dwelling would result in an unacceptable impact upon the residential amenity of the adjacent property 'Four Winds' by causing loss of privacy, and appearing as an overbearing feature as viewed from 'Four Winds'. The proposal would therefore be an un-neighbourly development contrary to General Policy 2 of the Isle of Man Strategic Plan. _______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are mentioned in Article 6(4):

'Four Winds' as they satisfy all requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (JULY 2018). _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the residential curtilage of The Rowans, Quine's Hill, Braddan. The dwelling is a modern 2 storey detached house with access onto the A27 (Old Castletown Road). The area is characterised by a small cluster of detached dwellings of various designs and a few modern terraced dwellings. The dwelling features a front porch, and bay windows situated to the right of the porch, and a single storey detached garage. In terms of finish, it is mainly spar dash and painted render elsewhere, with white uPVC casement windows. - 1.2 The paved driveway into the site is 2.55m wide and spreads out into the hard standing which connects the garage to the main dwelling covering an area of 176sq.m. There is hedging surrounding the site, although the hedging on the north eastern elevation is lower than on other sections of the property. The dwelling sits on a sharp bend on the A27 leading into Quine's Hill and there exists a build-out with priority working designed to calm the traffic towards the west where most of the dwellings on Quine's Hill are located. - 1.3 Whilst the dwelling sits slightly higher than the properties to the rear, it is surrounded by open agricultural land which make it stand out on the landscape as you approach Quine's Hill from Douglas, or the approach from Quine's Hill towards Douglas. THE PROPOSAL

2.1 The application seeks approval for alterations, extension and raising of roof to create a second floor to the dwelling. This will include alterations to extend the first floor and create a larger floor area, as well as the erection of second floor extensions above the existing first floor of the property to create additional living spaces. Proposed below are a number of additions and alterations to the dwelling. - 2.2 The construction of a first floor extension over existing ground floor. The extension would form part of the main dwelling house and provide additional living accommodation. It is proposed to feature a floor area of 163sq.m, a mirror of the ground floor area save the spaces for the porch and bay windows in front of the existing dwelling. The works will create additional windows on the front, rear and side elevations. This will add 5 windows and 4 doors to the first floor elevation, as well as a rear balcony that will measure 10m by 1.5m. - 2.3 The works will involve developing a third storey above the existing. The area would incorporate three bedrooms, an ensuite bathroom for one of the bedrooms and a stairway to connect this floor to the lower floors. This floor will add 3 windows and four roof lights to the dwelling.

PLANNING POLICY

3.1 In terms of local plan policy, the application site is in an area of high landscape or coastal value and scenic significance on the Braddan Local Plan of 1991. Given the nature of the application it is appropriate to consider Environment Policy 2 and Housing Policy 16 of the Isle of Man Strategic Plan. Additionally, the Planning Circular 6/9, the written statement that accompanies the local plan, is considered to be specifically material to the assessment of the application. Policy 5.7 when considering Quine's Hill and other hamlets within Braddan states that:

"If any development is to be permitted in the above areas, then particular attention will be paid to the architectural merits of the proposal in addition to the location and massing".

3.2 Even though the development is not in accordance with the zoning of the site, General Policy 2 of the Isle of Man Strategic Plan 2016 applies (in part) in the assessment of the application.

"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;

3.3 Housing Policy 16 of the Isle of Man Strategic Plan 2016 states "The extension of nontraditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public." - 3.4 The Residential Design Guide 2019 provides a valuable guide in the assessment of the application. Sections 3.2, 3.3, and 5.2 will be specifically material to this application,

• 3.4.1 Section 3.2: Potential Visual Impact of an Extension upon the Existing House

• 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.

• 3.4.2 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, pitch 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. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a deliberate design decision has been made to adopt a different approach - as set out above.
• 3.4.3 Section 3.3: Potential Visual Impact upon the Street Scene/Landscape

• 3.3.1 Extensions should generally be in keeping with the character and appearance of the street in which they are seen. Taking note of the spaces between existing dwellings and adhering to the front building line are important aspects when considering the appropriateness of an extension in the street scene. In the case of dwellings which form part of a group of properties and which have a prominent appearance within the street scene; it will be especially important to ensure any extension does not adversely affect either the overall group of dwellings or the individual dwelling.
• 3.4.4 Section 5.2: Windows and Doors
• 5.2.1 The majority of traditional properties (i.e. Manx farmhouses & Victoria terraces etc.) on the Isle of Man have vertically proportioned windows. A general exception to this is more modern properties (i.e. 1960/70s) which have more horizontally proportioned windows (i.e. picture windows).

• 5.2.2 The proportions and style of proposed windows should be identified and included within the design process. For new dwellings, windows should be sympathetic to those in neighbouring properties. For extensions, windows should be sympathetic to, and reflect the style of openings in, the original part of the building.

• 5.2.3 In either case this can be achieved by:

• o reflecting the same ratio between solid wall and window.

• o Reflecting the existing proportions (the correct proportions can be established by completing a scale drawing of the original opening, establishing the angle of a diagonal across the window and applying this angle when designing windows of differing sizes)
• o positioning windows to match the original symmetry and pattern of the existing building; and
• o where existing windows are set back, new windows should also be set back to the same depth as the existing ones.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 12 June 2019. - 5.2 Manx Utilities Authority although consulted on 22 May 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application. - 5.3 Braddan Parish Commissioners have stated that they have no objections to the application in a letter dated 24 May 2019. - 5.4 The Owner of Four Winds, the abutting property to the west of the dwelling has stated that they object to the application and have made the following comments in a letter dated 12 June 2019:

• i. The proposed extension and raising of roof will massively impact on the privacy of the residents of 'Four Winds'. They also oppose the planning application on the grounds of overlooking; the proposal will be out of keeping and would have a negative impact on the surrounding area, will overpower and dominate Four Winds, as well as impacting negatively on the amenity of the abutting property with regards to the use of their green house.
• ii. They are also opposing the proposal based on the possible noise and disruption works of this nature would mean to them. The road outside 'The Rowans' is also subject to traffic calming measures. It has been a notorious black spot for accidents and the 'The Rowans' is built on a blind corner. All the traffic associated with major building works will cause major disruptions and would cause the road to become extremely hazardous.
• iii. Additionally, the proposed height of the building would cause long shadows to be cast over 'Four Winds' for the majority of the day.

ASSESSMENT

6.1 In considering alterations and extensions such as this in the countryside, it is important to consider whether it complies with HP16, in addition to having specific regard to the potential impacts on neighbours and their amenity, and the appearance of both the site itself and the street scene or character of the area. Also, the use of the extension, and the parking provision of the new driveway must be considered.

6.2 Impacts on Neighbours

• 6.2.1 When considering potential impact on the residential amenity of neighbours, general concerns of overlooking, shadowing and overbearing are assessed.
• 6.2.2 Firstly, overlooking risk is assessed by applying the '20 metre rule'. If a neighbour's habitable room (living, dining, bedroom etc.) or garden area is within 20 metres of a proposed window opening there may be a risk of overlooking and subsequent loss of privacy. When this rule is applied in relation to the proposed development, the neighbouring properties at potential risk is Four Winds. Four winds rear and front gardens are less than 10m from the proposed development. Although the existing dwelling does not create overlooking, the

• proposed will create significant overlooking seeing two patio doors measuring 1.3m by 2.1m will be installed on the west elevation and overlook the front garden of the neighbour. Additionally, two patio doors measuring 0.8m x 1.9m, a 10m balcony and two dormer windows will overlook the rear garden of Four Winds. It should, however, be noted that there is a hedge along the boundary between these properties, but the fact that these modifications are on the first and second floor exacerbates the challenge of overlooking.
• 6.2.3 The risk of overshadowing also exists between these properties as a result of the introduction of the third storey. If the overshadowing rule stipulated in Section 7.3 of the RDG is applied, it is considered that there would be a detrimental loss of light to the neighbouring properties from the extension to create the additional floor. This impact is diminished by the fact that the habitable rooms directly adjacent to the proposed development do not have windows on that elevation, although the impact will be significant for the front garden and the greenhouse during the morning periods since the Rowans is situated south-east of the neighbouring property.
• 6.2.4 The massing and scale of the proposals would result in an overbearing structure as the height and form of the main dwelling would not be preserved. Evaluation of the proposed elevations shows that a height of 2.2m will be added to the building height, increasing to about

• 5.1m on some sections of the elevation. The proposed building height, pitched roof and position in relation to the dwelling on that site would aggravate the observed impact, as the proposed build will dominate the scene and be imposing on the neighbouring property.
• 6.2.5 It is considered that the proposed alterations and extensions would result in a detrimental or negative impact on neighbouring residential amenity.

6.3 Appearance of the Site and Street Scene 6.3.1 The proposals would result in significant increase in development on the site, resulting in a noticeably larger dwelling. The extensions would be visible from the A27 when coming from both directions of the highway, amplified by the fact that the dwelling is situated along a bend on the highway and surrounded by open farm fields. Hence, the changes are considered to be significant, besides presenting a complete change to the street scape contrary to HP16. As well, it doesn't result in something that is more attractive or complies with the guidance on traditional design. - 6.4 Impact on Parking Provision and Access 6.5.1 Regarding the impact of the proposed on parking and access, it is proposed that the existing 4 car parking spaces, including the double garage, would be retained thus maintaining the status quo. It can be concluded that the proposed works will not alter the existing parking and access conditions which is a positive for the development. However, it is worth noting that this property is situated along a sharp curve on the A27, where there are blind spots and would require additional traffic calming measures to curtail or prevent the occurrence of accidents if the development is carried out; as the development will attract more traffic towards the site. - 6.5 Impact on the existing property.

• 6.5.1 The proposed alteration and extension is not subordinate to the existing dwelling. The additions are overbearing when compared to the existing design. This makes the dwelling bear the semblance of a new build as the modifications have completely altered the structure of the dwelling. The proposed development does not maintain the roof pitch and shape of the existing and as such do not respect the character of the dwelling in its present form and fails to conform to paragraph 3.2 of the RDG 2019. Moreover, the windows and doors are a complete modification of the existing in terms of style, material, proportions, size and symmetry. They do not respect the ratio between solid walls and windows; creating a disorderly structure when viewed from the elevations and as such contravene paragraph 3.3.3 of the RDG 2019. CONCLUSION

7.1 In summary, some aspects of the application are in accordance with the existing policies such as the parking, roof and wall material and site layout, although a greater proportion of the works and alterations contravene existing guides stipulated in the RDG 2019 and the aforementioned policies of the Isle of Man Strategic Plan 2016. Therefore, the proposal is recommended for refusal. 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.

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: 02.07.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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