DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00335/B Applicant: Mr Russell Marshall Proposal: Extension and loft conversion to provide additional living space. Installation of 4No Velux windows, dormer window and replacement of existing timber framed windows to white uPVC double glazed units. Site Address: The Holly Grove Mount Ramsey Isle Of Man IM8 3HF Planning Officer: Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.07.2024

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.

Note. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.

You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.

To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.

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

Overall, the proposals have no detrimental impact upon the character of the existing dwelling or locality within which it is located, with the proposal considered to conform to the basis of General Policy 2, Strategic Policy 3 (b), and Environment Policy 42. No significant adverse impact has been identified as likely with respect of the impact on neighbouring or public amenity and highway safety, such that the proposal is considered to comply with the aforementioned policies of the IOMSP.

Plans/Drawings/Information; This decision relates to the documents and plans received 28 March 2024, and Drawing No. 2401/PL02 Rev B received 23 May 2024. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of The Holly, Grove Mount, Ramsey, which is a 1960's single storey detached dwelling situated on the northern side of Grove Mount, and about 24m east of the junction with Grove Mount Lane. The existing dwelling which is a large detached bungalow sits on a slightly large plot when compared to the adjoining properties. - 1.2 The site is relatively flat and is surrounded by houses on all sides, with its boundary defined by mature hedging which serves to restrict views from the site to its neighbours. The bungalow is not in particularly good condition. To the rear of the site sits a detached garage building which is in poor form like most of the site and is now overgrown with wild plants. - 1.3 The site frontage is defined by a low boundary wall which open up at the pedestrian access situated directly in front of the main entrance to the dwelling, while its vehicular access sits closer to the eastern boundary, linked to the long driveway which terminates just after the northern elevation of the detached garage on site.

2.0 THE PROPOSAL - 2.1 Planning approval is sought for Extension and loft conversion to provide additional living space. Installation of 4No Velux windows, dormer window and replacement of existing timber framed windows to white uPVC double glazed units. - 2.2 The works would include:

• a. Erection of a new pitch roofed dormer 2.7m wide and 1.3m tall on the front roof plane of the dwelling to allow for the creation of accommodation in the roof. The roof of the dormer is to be dressed lead roof.
• b. Erection of a timber decking to the west elevation of the dwelling that would be 3m wide, 8.6m long, and 600mm tall from the ground level to the top of the decking floor. A 1m tall timber balustrade is to enclose the decking, opening up only at the front where it is served by flag steps.
• c. The windows to the west elevation (which includes the bay windows are to be removed and replaced with new bifold doors which will both open onto the decking.
• d. Removal of the single glazed timber framed rear porch and its replacement with a new decorative flat roofed canopy that would sit over the rear access door. The porch would be 2m wide and 1.4m in depth.

2.3 The proposed work within the roof would allow for the creation of a new bedroom with ensuite on the first floor. - 2.4 Other works would include the following, but will not be assessed as part of the application, as they would pass for permitted development:

• a. Replacement of all the existing timber framed windows with new UPVC casement units (Class 24 of PD).
• b. Installation of three 780mm x 1180mm Velux windows on the rear roof plane and the installation of the similar sized Velux window on the eastern roof plane (Class 28 of PD).

2.5 There would be no changes to the site level. Rain water runoff and foul sewage are to be discharged in existing networks. No trees are to be removed to facilitate the development.

3.0 PLANNING POLICY - 3.1 Site Specific:

• 3.1.1 The site is identified as being within a predominantly residential area on the Ramsey Local Plan 1998. The site is not within a Conservation Area, Flood Risk Area, or Registered tree Area, and there are no registered trees on site.

3.2 National: STRATEGIC PLAN (2016)

• 3.2.1 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application:

• a. General Policy 2 - General Development Considerations.
• b. Strategic Policy 1 - Efficient use of land and resources.
• c. Strategic Policy 3 - Development to safeguard character of existing towns and villages and to avoid coalescence.
• d. Strategic Policy 5 - Design and visual impact.
• e. Environment Policy 42 - Designed to respect the character and identity of the locality.
• f. Transport Policy 4 - Highway Safety
• g. Transport Policy 7 - Parking Provisions.
• h. Community Policy 7 - Designing out criminal and anti-social behaviour
• i. Community Policy 10 - Proper access for firefighting appliances
• j. Community Policy 11 - Prevention for the outbreak and spread of fire.

3.3 Area: AREA PLAN FOR THE NORTH AND WEST

• 3.3.1 It must be noted at the time of writing the report, the Draft Area Plan for the North and West is not formally adopted and is only, at this stage, a broad direction of how planning policy is reviewing the areas. Their proposals can still be challenged at a public enquiry where an inspector could reach a different opinion to the drafts. The final draft would also need to be ratified by COMIN. This means that the Ramsey Local Plan remains the correct land use designation and no material weight is given to the draft area plan for the North and West.
• 4.0 OTHER MATTERIAL CONSIDERATIONS

4.1 The Residential Design Guide (July 2021) also contains guidance in Sections 2.0 on sustainable construction, Section 3.1 on Local Distinctiveness, 4.0 on Householder Extensions, while Section 7.0 deals with Impact on Neighbouring Properties. - 5.0 PLANNING HISTORY

5.1 The property has been the subject of a previous planning application which is considered to be materially relevant in the assessment and determination of the current application.

4.2 Planning approval was granted under PA 14/00516/A for Approval in principle for the demolition of existing dwelling and erection of two semi-detached dwellings with associated onsite parking - Approved.

• 4.2.1 Condition 2 of the approval stipulated that the "Application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved. There is no evidence to suggest that the scheme was taken to the reserve matters stage, and as such that approval has now lapsed.
• 4.3 The current application seeks to alter sections of the existing dwelling to improve its functionality and appearance, whilst increasing the accommodation within the dwelling.

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

6.1 DOI Highways have no interest (5 April 2024).

6.2 Ramsey Town Commissioners have no objection to this proposal (10 May 2024). - 6.3 No comments have been received from neighbouring properties.

- 7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment of this application are;

• a. Impact on the character of the site and immediate street scene; and
• b. Impact on neighbours.

7.2 The proposal would not result in changes to the vehicular access to the site and parking within the site. In addition, Highway Services have assessed the proposal and have no interest, which indicates that they have no concerns with the parking and highway elements of the proposal. Therefore, it is considered that the scheme satisfies the parking requirement of Transport Policy 7 and Appendix 7 of the Strategic Plan, and General Policy 2 (h & i). - 7.3 No new confined spaces with easy access to those outside the site would be created, which would serve as easy hideouts for criminal activity or antisocial behaviour. Likewise, the scheme would not impede access to rear of the dwelling in case of fire since there is provision for access to the rear via the existing vehicular access and driveway, with a clear break created between the application property and the neighbouring properties, which would be sufficient to prevent easy spread of fire. As such, it is considered that the scheme aligns with the requirements of Community Policies 7, 10, and 11. - 7.4 CHARACTER AND APPEARANCE (GP2, EP 42, & STP 3 & 4)

• 7.4.1 In assessing the proposed extension to the roof to enable the creation of the first floor accommodation, it is noted that the new pitch roofed dormer will be visible from the street scene. However, there would be no changes to the height or shape of the main roof with the size and scale of the proposed dormer considered to be subordinate when compared with the scale of the roof over the main dwelling. It is also considered that the dormer extension would utilize materials that would tie in with the existing dwelling such that the works would easily be integrated into the existing built fabric on site. The nature of the site topography and the presence of shrubs and tree clusters around most of its boundary would also ensure that the changes are not particularly dominant, with views only achievable when directly in front of the dwelling.
• 7.4.2 The proposed decking to the side elevation does not have a prominent if any significant visual impact, being set only slightly taller than the boundary wall in front of the dwelling, and which surrounds the front garden. It is also considered that the choice of materials for the finishing of the decking (which is timber), would be in keeping with the existing character of this 1960's dwelling. Overall, it is considered the proposal would be acceptable in terms of its

• visual impact on the existing dwelling, such that the proposal would not be at variance with the character of this residential area which supports a varied range of dwelling design and styles.
• 7.4.3 The proposed windows changes are not judged to result in adverse visual impacts on the existing dwelling on site, as the proposed white UPVC casement windows would be in keeping with the character and appearance of the dwelling as it is with other similar styled and aged properties in the immediate street scene. Besides, the proposed windows would not create defacing effects on the building's façade.
• 7.4.4 As has already been noted, the immediate street scene comprises a mix of building designs, styles and property sizes which makes the proposed change fit with the existing street scene which is diverse in its current state; without a dominant architectural style. Overall, any impact on the character and appearance of the area and the site itself would be minimal and in accordance with General Policy 2, Environment Policy 42, and Strategic Policy 3 (b) of the Strategic Plan.
• 7.5 IMPACT ON NEIGHBOURING AMENITY (GP2, EP 22 & RDG 2021)

• 7.5.1 In assessing impacts on neighbours, it is judged that the position, scale and nature of the alterations proposed is such that they would not result in significant impacts on neighbours.
• 7.5.2 Firstly, the front facing dormer would front onto a two story building which already has a front facing balcony that overlooks the front garden of the application site, such that any overlooking would be mutual. It is also noted that the ground floor window on this neighbouring property which serves its porch is situated about 30m from the proposed dormer, such that it is not expected that overlooking concerns shall result, particularly as the highway which is a public thoroughfare separates both properties.
• 7.5.3 With regard to the proposed decking, it is considered that this would be set about 60omm above the ground level with potential to result in overlooking concerns for the neighbour at 'Grove Edge' situated west. Notwithstanding the above, the existing mature Griselinia hedge on the boundary with this neighbour, which sits on the boundary with this neighbour, as well as the separating distance between the decking and the boundary, will ensure that any overlooking concern is not sufficient to warrant refusal of the scheme.
• 7.5.4 The proposed alteration of the window fenestrations on the west elevation to create the new patio door openings are not judged to create concerns for the neighbours situated on this elevation due to the single storey nature of the altered elevations, and the fact that a mature hedge sits on the western boundary.

- 8.0 CONCLUSION

8.1 Overall, it is considered that the proposals would have acceptable visual and amenity impact on the existing dwelling, street scene, and neighbouring properties, and would not impacts on highway safety in line with General Policy 2 (b, c, g, h and i), Strategic Policy 3 (b), and Environment Policies 22 and 42 of the Isle of Man Strategic Plan 2016, as well as the principles promoted by the Residential Design Guidance 2021. - 9.0 INTERESTED PERSON STATUS

9.1 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. 9.2 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: 10.07.2024 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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