Officer Report

Application No.: 24/91427/B Applicant: Mrs Catherine Connolly Proposal: Demolition of integral garage/storage building and erection of two storey extension to existing dwelling Site Address: Mount Pleasant Minorca Hill Laxey Isle Of Man IM4 7ED Planning Officer: Hamish Laird Photo Taken: 25.03.2025 Site Visit: 25.03.2025 Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 11.04.2025 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons R 1. The proposed development is unacceptable because overall the siting, size, height, bulk and scale, of the proposed flat roofed ground floor extension and two-storey rear extension would, given their design and proposed use of materials, and with the introduction of the flatroofed terraced area immediately to the side of the main dwelling, result in an incongruous addition to the traditional design and appearance of this double fronted Manx dwelling. The proposed materials would jar with the white painted render and natural slate of the main dwelling, and would add to the extensions incongruity emphasising that they would appear out of character and keeping with the existing property. As such, the proposed extensions would fail to accord with the provisions of General Policy 2 b), c) and g) (visual amenity) in the Isle of Man Strategic Plan 2016. _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Department of Infrastructure Highways Services - No objection. It is recommended that the following organisations should be given the Right to Appeal: Garff Parish Commissioners - Raised objection on planning grounds.

_________________________________________________________________ Officer’s Report

1.0 The Site - 1.1 The site comprises Knock Rushen House, "a 2 storey Georgian style house and grounds with outhouses and a garage/barn style building attached. The ground floor plan comprises of

• 2 reception rooms, a formal dining room and a kitchen with breakfast room which extends into the ground floor of the attached garage/storage building on a split level. There is also a lean-to glazed porch to the rear and pitched roof porch to the front making up the main entrance. The first floor comprises of 4 bed rooms directly from a central landing space with the main bathroom accessed through a previously designated room, into a split lower level of the garage/storage building to the rear of the property." The property is located within a quiet culde-sac directly accessible off the upper section of Minorca Hill within the settlement boundary for Laxey. It has an outlook to the front of the property towards the Electric Railway with distant views of Laxey Bay.

2.0 The Proposal - 2.1 The proposal seeks full planning permission for the replacement the existing 2-storey side/rear wing house under a pitched roof comprising the following accommodation: Ground floor: Garage; Kitchen; Utility Room with WC; Glazed porch (single storey only);

First Floor: Storage Area - with external access only; and, Bathroom with steps down connecting into the first floor of the dwelling. The existing structure has a pitched slate roof with lower ridge and eaves height compared to the main dwelling.

2.2 The new elements to be attached to the dwelling comprise: Ground Floor: Outdoor terrace to the side of the dwelling and lining up with the existing front elevation. Flat-roofed Kitchen; Utility Room; Shower and WC; Games/Garden Room attached to the side of the dwelling and projecting outward beyond the dwellings rear elevation. First Floor: Outdoor flat roof over the kitchen to form a terraced area above. Bedroom with chill zone, walk-in wardrobe, and en-suite shower room - 2.3 On the ground floor the kitchen would measure 5.35m wide with the overall extension excluding the terrace measuring 11.21m deep with the rear element of the Games/Garden Room being 7.61m wide. The proposed ridge height of the extension is 7.14m, approx. 1.0m lower than the ridge of the main dwelling. The eaves height would also be subservient to those of the main dwelling.

3.0 PLANNING POLICY - 3.1 The site lies within an area designated on Map 7 Laxey in the Area Plan for the East 2020 as Predominantly Residential. The site is not within a Conservation Area, a Flood Risk Area, or a Registered Tree Area, and there are no protected trees on site. As such, the following parts of the Strategic Plan are considered relevant: - 3.2 The site lies within an area designated for residential use where there is a presumption in favour of residential development here, subject to the general standards of development as set out in General Policy 2 as follows:

"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;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways.

• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (n) is designed having due regard to best practice in reducing energy consumption. "

3.3 Paragraph 7.34: Existing Settlements

• 7.34.1 Every settlement in the Island has its own individual character and identity which needs to be conserved and enhanced. If such characteristics and qualities are not to be lost, any new development must be appropriate to the locale in terms of scale, siting, design, relationship with other buildings and land uses. Area Plans should identify important spaces within settlements, whether in the form of village greens, squares or areas which simply add to the attractiveness and interest of particular areas which have positive amenity value. It is important to the attractiveness and individuality of centres that over intensive development is avoided as well as the gradual merging of towns and villages in order to preserve a sense of identity and sense of place. In terms of existing settlements, in both rural and urban areas, new development will be expected to follow the following design principles. Development will need to:

• i. be of a high standard of design, taking into account form, scale, materials and siting of new buildings and structures;
• ii. be accompanied by a high standard of landscaping in terms of design and layout, where appropriate;
• iii. protect the character and amenity of the locality and provide adequate amenity standards itself;
• iv. respect local styles; and
• v. provide a safe and secure environment.

3.4 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are Environment Policy 22 relating to the impacts of new development upon residential amenity; and, - 3.5 Environment Policy 23 which states: "When considering alterations and improvements to existing facilities the Department will require that consideration be given to the potential adverse impact of the proposed changes to existing neighbours."

4.0 Relevant Planning History 05/00098/C - Additional use of the dwelling as self-catering tourist accommodation - Permitted

• 11.03.2005

5.0 Representations

5.1 Garff Commissioners (21/1/25) "This proposal for a contemporarily styled extension to a traditional cottage was discussed. Members noted a modest increase in floor area was proposed. The consensus amongst Members was that the style of the extension was inappropriate for a cottage in this location. It was agreed that the Board would object to the proposals." - 5.2 DoI Highway Services: 14 Jan 2025 - expresses "No Highways Interest" - 5.3 Ecosystems Policy Team (27/1/25) "General Stance - More information required

Detailed Comments Please can the applicant be requested to provide photographs of the garage and northern elevation of the house so that an assessment about the potential for bats can be made. In particular, photos showing the condition of both roofs and around the eaves.

The property is surrounded by good, well-connected bat habitat including broadleaved woodland, lines of trees and scrub, and is approximately 200m from a known bat roost which increases the likelihood of bats being present.

5.4 No third party (neighbour) representations had been received aby the Report Drafting stage (10/4/24).

6.0 Assessment

6.1 The fundamental issues to consider in the assessment of this planning application are:

• (i) Principle of development
• (ii) Visual impact of the proposed development; (GP2 b, c)
• (iii) The impact upon the amenities (overlooking, loss of light; over bearing impact, (privacy and visual amenity) of the neighbouring properties. (GP2 (g,) ENV22 and ENV23)
• (iv) Highways implications
• (v) Other matters

• (i) Principle of development

6.2 The existing two storey dwelling occupying the site has been lawfully erected. It lies within the settlement boundary for Laxey and as such the principle of development via extensions and alterations is considered to be acceptable subject to the proposed scheme being in accordance with the relevant planning polices contained in the Isle of Man Strategic Plan 2016; the Area Plan for the East 2020; and, any other material considerations. (i) Visual impact

6.2 The proposed works involve the demolition of the existing attached garage/storage building and the erection of a two-storey extension in its place and an additional single storey extension attached to the west side elevation of the dwelling to create an open plan kitchen and dining/day room area on the ground floor with external terrace above, and (in the two storey element) to create an additional master bedroom with en-suite. The extension would allow for a more accessible kitchen area to be used with the dining/day room and to create a separate utility room with direct access to the existing driveway. The ground floor space will also allow for the inclusion of a ground floor wc/shower room and a games style room with access to the rear yard. At first floor, the extension and some internal re-arrangements would allow the creation of a family bathroom and master bedroom with en-suite shower room and walk-in wardrobe on the same floor level as the existing first floor. - 6.3 The new kitchen extension would measure 5.35m wide with the overall extension excluding the terrace measuring 11.21m deep with the rear element of the Games/Garden Room being 7.61m wide. The proposed ridge height of the extension at 7.14m, would be approx. 1.0m lower than the ridge of the main dwelling. The eaves height would also be subservient to those of the main dwelling. - 6.4 The appearance of the new extension would differ greatly from that of the existing which is in the traditional Manx style reflective of this double fronted main dwelling with its pitched, slate roof and elongated chimney stacks to each gable. The site is set back from the main Menorca Hill Road, which twists and turns as it runs down a steep hill from the A2 road linking Laxey with Douglas and Ramsey on this west side of the Island. It is not readily visible from the main part of Menorca Hill and the spur road from which it is accessed serves two other detached dwellings to the west of the site on this north side of the road and electric tramway, and the site of the extension would be screened from the dwelling immediately to the south-east at Cronk Gennal. The application dwelling at Mount Pleasant stands in spacious grounds and lies downhill from the neighbouring, large detached dwelling to the north at Minorca House. The site is screened from the neighbouring dwelling at The Old Manse, to the west by a significant gap with outbuildings within the curtilage of The Old Manse and a common boundary tree screen providing a good degree of separation and screening between

• the two properties. A field is located to the south of the site beyond the tram tracks and separates it from a row of dwellings located to the south in Quarry Road by approx. 80.0m.
• 6.5 The main issue here is whether the siting, design and visual impact of the proposed extension would be in character and keeping with the existing traditional Manx style house, and the character of the surrounding area. It would be fairly difficult to see the site from any public vantage point within the larger built up area of Laxey. Other than directly in front of the property, and given that the extension would largely be screened from the front by the existing house and hidden from views from the rear by rising ground, the impact on the character of the site and surroundings would be limited.
• 6.6 In terms of footprint, scale, and proportions (external shape) the two-storey element of the proposed extension is not dissimilar to that proposed to be removed. What is at variance is the elevation treatment of vertical timber boarding and metal standing seam roof (compared to the white painted render and natural slate of the main dwelling and existing extension), and the inclusion of half apex style windows to the rear elevation, and more obviously the inclusion at first floor level of an offset style apex window with sliding doors to allow access to the balcony and terrace to the front elevation, would differ greatly from the elevational treatment of the existing extension.
• 6.7 The single storey element which would be sited immediately to the side of the main dwelling, with its flat roof to be used as a terrace would jar with the character and appearance of the main dwelling, and would appear out of keeping. Whilst akin to a garage being attached to the side of the dwelling in terms of size and scale, it would nevertheless form part of the larger overall extension to the dwelling and combined with the rear two storey element it is considered that overall the siting, size, height, bulk and scale, of the proposed flat roofed ground floor extension and two-storey rear extension would given their design and proposed use of materials, with the introduction of the flat-roofed terraced area immediately to the side of the main dwelling, result in an incongruous addition to this traditional design and appearance of this double fronted Manx dwelling. The proposed materials would jar with the white painted render and natural slate of the main dwelling, and would add to the extensions incongruity emphasising that they would appear out of character and keeping with the existing property.
• 6.8 Overall, it is considered that these proposals would unacceptably appear out of character and keeping with the existing dwelling on the property and fail to accord with the provisions of General Policy 2 b), c) and g) (visual amenity) 2 in the Isle of Man Strategic Plan 2016.

• (iii) Neighbours amenities

6.9 No neighbour representations have been received in respect of this application. Given the position of the extensions and distance from the nearest dwelling at The Old Manse, plus the intervening boundary treatment and outbuildings serving the Old Manse which are sited between it and the site of the proposed extensions, it is considered that the proposed extensions and alterations would not give rise to any loss of privacy, or result in an overbearing relationship with this nearest neighbouring dwelling, or any other nearby dwelling. - 6.10 Overall, with regard to the potential impact of the development on neighbouring residents amenities, the proposed development is considered to be acceptable and accords with the provisions of Policies GP2 (g) (neighbours amenity) and (h), and ENV22 and ENV23 in the Isle of Man Strategic Plan 2016.

• (iv) Highways implications

6.11 There are no highway implications or objections to the proposals from DoI Highways. The existing access would be used and despite the loss of the garage to parking provision,

there is sufficient parking space on site to serve the proposed development. This accords with Policies ENV4 and ENV7 in the IOMSP 2016.

• (v) Other considerations

6.12 The Ecosystems Policy Teams comments are noted. Given the recommendation for refusal on design and appearance grounds it would be inappropriate to request further information relating to the potential for the garage to provide a bat roost at this stage. CONCLUSION

7.1 For the above reasons it is considered that the proposal fails to comply with the provisions of General Policy 2 b) c) and g) in the Isle of Man Strategic Plan 2016, and therefore, is unacceptable. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 8.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

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 and/or rights to appeal.

Decision Made : Refused Date: 15.04.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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