249785

==== PAGE 1 ====

                                      23/01213/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/01213/B Applicant : Mrs Tracy Broom Proposal : Installation of two dormers to front elevation roof slope Site Address : Arnside Athol Street Port St Mary Isle Of Man IM9 5DS

Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 22.02.2024 __

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 dormers hereby approved shall be finished with dark coloured roof finish to match the main house and dark coloured framing system and retained as such thereafter.

Reason: to ensure a suitable dark external colour finish to the roof and to marry with the framing details provided in the design statement.

This application has been recommended for approval for the following reason. Subject to a condition relating to the dormer finishes, works are considered acceptable and not at odds with Environment Policies 35 and 42 of the Strategic Plan and to meet with the general tests of General Policy 2(b, c, g) and the principles of the Residential Design Guide 2021.

Plans/Drawings/Information; This approval relates to the following all date received 05/02/2024: o Drawing Ref: Arnside-PL-001 Rev 01 o Drawing Ref: Arnside-PL-002 Rev 01 o Supporting Information by Excel Dated 04.02.2024 REV 01

==== PAGE 2 ====

                                      23/01213/B                                     Page  2  of  4

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE 1.1 The site relates to Arnside, Athol Street, Port St Mary.

2.0 PROPOSAL 2.1 Proposed is the installation of two front elevation dormers.

3.0 PLANNING HISTORY 3.1 02/00058/B was granted approval for three front elevation dormers and this application also included installation of new windows too. Correspondence on that file indicated that those windows were replaced and so the application implemented and so still remains live, and capable of being a material consideration in this case.

3.2 23/00800/B was also approved recently within the proposed Conservation Area for the replacement of an existing dormer with a slightly larger pitched roof dormer on the front elevation.

4.0 PLANNING POLICY 4.1 The site is designated as 'Predominantly Residential' in the Area Plan for the South (2013). It is within a proposed Conservation Area. It is recognised as being at surface water flood risk.

4.2 The following policies of the Isle of Man Strategic Plan 2016 are particularly relevant to this proposal:- o General Policy 2 (GP2) - Development within land-use zones; o paragraph 8.12.1 - resumption in favour of residential development in residential areas o Environment Policy 35 - works within a conservation area must preserve or enhance o Environment Policy 42 - new development must be designed to take into account character and identity of locality.

4.3 Section 4.10 of the Residential Design Guide (RDG) covers dormer extensions.

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

5.1 Port St. Mary Commissioners - No Objection (dated 27/11/2023)

5.2 Department of Infrastructure (DOI) Highways Division - No highways interest (03/11/2023)

6.0 ASSESSMENT 6.1 Following discussions with the agent seeking clarity on the proposed roof finish and roof light it was understood that they did not have the full details for these but that they would be matching exactly what they were to replace and could thus be dealt with outside of the planning process taking into account Part 2 Section 6 (3)(a)(i and ii) of The Act 1999 which sets out what does and doesn't constitute development. If they did result in development a separate application would be required to be submitted and the appropriate full details provided to allow assessment. The application now has had its description updated on this basis and to address the proposed dormers only.

==== PAGE 3 ====

                                      23/01213/B                                     Page  3  of  4

6.2 Taking into account the previous extant approval from 2002 for three dormers, the proposal now is only for two and so to some extent a reduced scheme in comparison. Its implementation would prevent the 2002 application coming to fruition. Aside from changing from three to two, the difference now would also be that the two dormers proposed would be marginally larger than those of the 2002 application.

6.3 It is clear that there are already a number of dormers throughout Port St Mary, some of these are the large flat roofed later additions which the Character Appraisal indicates they detract from the area and are features which should be avoided. Historic images and the planning history of 23/00800/B makes clear that some small peaked dormers date back to late 1890's and early 1900 and so have formed positive parts of Port St Mary's character and history. Alongside Arnside are a number of properties already with peaked roof dormers and so a continued peaked approach would align with this. On review of site photographs and the proposal (also taking in account also the revised drawings now better showing the neighbours) although the two dormers are now marginally wider and taller than 2002, their size remains subordinate compared to the overall roof slope and would not be so far removed from the size and scale of adjacent dormers as to detract from the overall character and appearance of the streetscene and so are considered to be visually acceptable.

6.4 Example images of dormers indicate that the proposed dormers may have a timber framing system but there is no clarity on the drawings. DWG 002 rev 01 shows side glazing (without glazing bars) and front windows with a two over two sash arrangement (with central glazing bar). Size, proportion and the overall form of the dormers is most paramount here, the dormer window style with its central glazing bar is perhaps not best aligned to the existing windows on the main house, but would not be so harmful as to refuse the application in this case. Whilst there is scope in respect of the selected materials for the framing system minded of its high roof level and distance from public view so is perhaps indistinguishable, however it would be important in this case having a dark coloured roof finish to match the existing house and adjacent dormers. The drawings are not clear in the selected materials but the supporting statement clarifies slate effect roof finish, grey coloured framing system and white coloured sash windows and so a condition to secure these finishes particularly for a dark coloured roof finish is necessary in this case.

Other matters 6.5 Being works to an existing property the proposal is not expected to result in any changes beyond its existing occupation to affect or increase fire spread, criminal activity or water conservation and therefore no concerns are raised in this respect.

6.6 While being recognised as being at some surface water flood risk, the proposed works are contained at roof level and so there is to be no expected issues in terms of flooding beyond the existing arrangement and occupation.

7.0 CONCLUSION 7.1 Overall the proposed works are considered acceptable and not at odds with Environment Policies 35 and 42 of the Strategic Plan and to meet with the general tests of General Policy 2(b, c, g) and the principles of the Residential Design Guide 2021.

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;

==== PAGE 4 ====

                                      23/01213/B                                     Page  4  of  4

(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 the Head of Development Management 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 : 01.03.2024

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.