DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00114/B Applicant: Elissa Harrocks Proposal: Change of rear roof to a flat roof terrace, installation of balustrading, French door in place of window to front elevation and replace garage door with a patio door Site Address: The Lodge The Level Colby Isle Of Man IM9 4AG Planning Officer: Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.06.2024

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The 1.8m high fencing shall be erected in full accordance with the approved plans (drwg. no. 20150-PL04) prior to the occupation of the development, and thereafter retained in perpetuity in accordance with the approved plans. Reason: To safeguard the amenities of adjacent residential properties.

This application has been recommended for approval for the following reason.

The proposed development is acceptable in terms of form, mass and design by providing suitable addition and alteration to an existing residential property without resulting in a material impact upon the amenity of neighbouring properties, and as such comply with Strategic Policy 5, Spatial Policy 4, General Policy 2 and Environment Policy 42 of the Strategic Plan (2016).

Plans/Drawings/Information; This approval relates to the following drawings and documents referenced; Location plan

Site plan

• 20150-PL03 - existing plans and elevations
• 20150-PL04 - proposed plans and elevations Planning statement Received 22.02.24 _______________________________________________________________

Interested Person Status

Additional Persons

None. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site relates to a detached dwellinghouse and its associated curtilage located on the northern side of The Level, Colby. The site forms part of a wider stretch of linear development on the northern side of the streetscene between Ballagawne and Colby, whilst bordering a field in agricultural use to the north. Land levels for the site, and indeed surrounding properties in the streetscene, slope downward from north to south, resulting in what is effect a split-level dwelling with the ground-level of the garden area effectively at firstfloor level.

2.0 THE PROPOSAL - 2.1 Planning permission is sought for the creation of a flat roof terrace above the existing snug and utility room following the removal of the existing gently sloping glazed roof, complete with glass balustrades on northern elevation facing the garden, with dedicated external steps leading from the garden area to the terrace. The new terrace would include glazed rooflights slush with the floor area to provide natural light to the new bedroom below which would be created following conversion of the snug area. The proposals further include the installation of a spiral staircase leading from the garden to the utility room following partially exposure of the utility area to assist with site drainage. - 2.2 In addition to the above, the proposals include the conversion of the attached garage to an en-suite bedroom and replacement of the existing garage door with slide doors. A railed balustrade would be added to the front of the garage roof to create an extended terraced area, with close boarded timber fencing to be erected either side of the resultant terraced areas.

- 3.0 PLANNING HISTORY

3.1 None. - 4.0 PLANNING POLICY

4.1 The application site is identified on the Area Plan for the South as land zoned for 'predominantly residential' purposes within the settlement boundary of Colby. The site is not within a Conservation Area or an area identified as being at risk of flooding.

4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;

Strategic Policy

• 2 Priority for new development to identified towns and villages
• 3 To respect the character of our towns and villages

5 Design and visual impact Spatial Policy

• 4 Development in remaining villages

General Policy 2 General Development Considerations

Environment Policy 42 Designed to respect the character and identity of the locality

4.3 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.

- 5.0 REPRESENTATIONS

5.1 Arbory and Rushen Parish Commissioners - The Commissioners had no objection to this application provided that the Department is satisfied that the necessary mitigations are in place in relation to overlooking neighbouring properties. (27.03.24)

5.2 Highway Services - Development would have no significant negative impact upon highway safety, network functionality and /or parking (01.03.24) - 5.3 Manx Utilities Authority - No response received at the time of writing. - 5.4 No comments have been received from the neighbouring properties and neighbour notification letters were sent out on 19.03.2024

- 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are as follows:

• - Principle of development (SP4)
• - Design and visual impact (STP5, GP2, EP42)
• - Impact upon neighbouring amenity (GP2, g)

- 6.2 PRINCIPLE

• 6.2.1 The site falls within the settlement boundary of Colby and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties provided such development would not have an adverse impact on either adjacent properties or the surrounding area in general.

6.3 DESIGN AND VISUAL IMPACT

• 6.3.1 The proposed alterations to the property would largely be focussed at the rear, with only the change of the garage door and installation of a small section of railed balustrades to be visible in the context of the streetscene. Likewise, the works to the rear of the property would largely improve its overall visual appearance, particularly through the removal of the glazed roof atop the snug/utility room. Overall, the proposals are considered to be fully appropriate from a design and visual impact perspective, and indeed would not detract from the character and appearance of the host dwelling or the wider streetscene, together with wider landscape views to the north. The proposals are therefore deemed to be in compliance with General Policy 2 (b) & (c) of the Strategic Plan (2016).

6.4 NEIGHBOURING AMENITY

• 6.4.1 Due to the site's topography and split-level nature of the dwelling, there is already a degree of mutual overlooking present, however this is largely mitigated by mature hedging present along both site boundaries. Nevertheless, the creation of a dedicated terraced area with a modest uplift in ground level, together with the utilisation of the garage roof as an additional terraced area, would likely give rise to increased overlooking with respect to

neighbouring properties either side. Indeed, oblique views form the terraced area above the garage would be particularly pronounced and potentially harmful.

• 6.4.2 However, given the proposals include the erection of 1.8m high close boarded fencing along both flanks of the resultant terraced area, this would successfully mitigate against such an impact. Likewise, no residual impacts with respect to loss of light or obtrusiveness are considered apparent as a result of the erection of such fencing. On this basis therefore, the proposals are considered further compliant with General Policy 2 (g) by way of sufficiently safeguarding neighbouring amenity.
• 7.0 CONCLUSION

7.1 The proposed development is acceptable in terms of their form, mass and design by providing suitable additions and alterations to an existing residential property without resulting in a material impact upon the amenities of neighbouring properties, and as such comply with Strategic Policy 5, Spatial Policy 4, General Policy 2 and Environment Policy 42 of the Strategic Plan (2016). The application is therefore recommended for approval. - 8.0 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 27.06.2024 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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