DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 21/01039/B Applicant: Mr Steve McGowan Proposal: Erection of side and rear extension to dwelling Site Address: 34 Scarlett Road Castletown Isle Of Man IM9 1NU Planning Officer: Mr Paul Visigah Site Visit: 28.09.2021 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.12.2021 _________________________________________________________________

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.

This application has been recommended for approval for the following reason. The proposal is considered to accord with General Policy 2 of the Strategic Plan and the principles set out in the Residential Design Guidance.

Plans/Drawings/Information; This decision relates to the Photographs and Drawing Nos. 01 and 02 received 1 September 2021. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage 34 Scarlett Road, an existing dwelling situated on the western side of Scarlett Road which sit between Kissack Road and Queen Street to the southeast of Castletown. The existing property is a one and a half storey dwelling with a flat

• roofed garage on the left side of the front elevation. The property has an externally expressed chimneys positioned slightly lower than the roof ridge and at an almost central position within the roof plane on the front elevation.
• 1.2 This detached dwelling is finished in painted render and has its roof covered in concrete tiles. This property has significant sections of its rear boundary lined with shrubs and hedging, although the low fences on parts of the side boundaries with its neighbours at Nos. 32 and 36 allows intervisibility at these sections of the site boundary.
• 1.3 The streetscene is comprised mainly of one and half storey 1980's bungalows with a significant number of these extended significantly by way of flat roofed extensions to the side and rear, and flat roofed dormers to the front and rear elevations. A number of these dwellings have stone finishes on their front elevation.

2.0 THE PROPOSAL - 2.1 The application seeks planning approval for erection of side and rear extension to dwelling. The extension would project 4.8m from the rear of the dwelling and span 11.2m forming a wrap round to enclose the rear of the garage, measuring 10.1m wide when viewed from the side of the existing flat roofed garage. This extension would be 3m high from the ground level to the top of its flat roof and be set about 400mm higher than the flat roof of the existing garage. The extension would be finished in painted render to match existing building finish, with significant sections finished in cedar or larch boarding set horizontally. The roadside elevation would also receive matching cedar or larch to be set vertically (This would replace the existing stone finish on the front elevation). All the doors and windows installed on the extension would be grey/black UPVC/aluminium fittings fitted with double glazed units. - 2.2 Also proposed is the creation of a new flat roofed dormer on the front roof plane that would be 1.9m high, be 7,9m wide and set 500mm below the roof ridge and 550mm from the eaves. This dormer which will have its dormer face and flanks finished in matching cedar or larch timber cladding set horizontally. - 2.3 Other works would include the removal of the chimney stack on the roof plane and the installation of flat roof lights over the flat roofed extension. The main roof would receive a new concrete interlocking roof tile in grey/ black or Marley Moderns or similar with matching grey roof tiles. As well, the new flat roof over the extension would be grey "polyroof" or similar grey colour fibreglass roof finish.

3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South as Residential. The site does not lie within a Conservation Area or area at risk of flooding nor are there any Registered trees on the site. The site is also not within a Registered Tree Area. As such, the following parts of the Strategic Plan are relevant: - 3.2 General Policy 2: "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 and

• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality. (j) can be provided with all necessary services; (n) is designed having due regard to best practice in reducing energy consumption".

3.3 "8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 3.4 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.

4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, 4.7 on Flat Roof Extensions, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.

5.0 PLANNING HISTORY - 5.1 There are no previous planning applications for the site, although there are a number of planning applications within the vicinity that are considered to be specifically material in the assessment of the current application. - 5.2 PA 05/00511/B for alterations and extensions to provide dining room and kitchen and erection of conservatory to rear of dwelling (28 Scarlett Road) - approved. - 5.3 PA 07/01806/B for alterations and erection of an extension (32 Scarlett Road) approved. - 5.4 PA 09/01611/B for erection of extension and installation of dormer (15 Scarlett Road) approved. - 5.5 PA 10/01718/B for extension to existing garage (17 Scarlett Road) - approved. - 5.6 PA 14/00006/B for erection of extension to rear elevation and extension of rear dormer (22 Scarlett Road) - approved. - 5.7 PA 16/00814/B for erection of an extension to replace existing sun lounge (9 Scarlett Road) - approved. - 5.8 All these applications involved significantly large flat roofed extensions at the rear and side; changes which altered the footprint of the application properties considerably. As well, some involved large flat roofed dormers to the front and rear elevations such as that proposed here.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 14 September 2021. - 6.2 There has been no written representation from the Castletown Commissioners on the application, although they were consulted on 9 September 2021. - 6.3 No comments have been received from neighbouring properties.

7.0 ASSESSMENT - 7.1 The main issues to consider in the assessment of the application are:

• i. the impact of the proposed extensions and alterations on the character and appearance of the existing dwelling and streetscene, and
• ii. whether there would be any impacts on neighbouring living conditions as a result of the development.

7.2 Impact on the character and appearance of the dwelling and street scene

• 7.2.1 The proposed extensions and alterations are not considered to significantly alter the character of the dwelling since it maintains the pitched roof pattern on the main dwelling, with the flat roofed additions considered to respect the main dwelling, given that the property has flat roofed elements (front porch and garage). As well, the building would be finished in new matching roof tiles to the existing roof finish; with the main roof structure retained. It is also considered that the proposed changes such as the flat roof dormer on the front elevation, new window type and finish, as well as the finishing of the external walls, although contemporary would improve the appearance of this modern dwelling with a basic appearance. Whilst it is noted that the chimney on this property is noticeable within the street scene, the design and age of the property is such that its appearance would not be significantly altered by the removal of the chimney. As such, its loss is also not considered detrimental to the character and appearance of the property.
• 7.2.2 In considering the impact of the flat roof extension on the existing dwelling, it is noted that the extension would be mainly confined to the rear of the property where there would be limited views with only its flat roof which rises about 400mm above the top of the flat roof of the garage being apparent. What is more, the extension would be proportionate to the existing dwelling in terms of height and appearance, and its design matches the existing dwelling with regard to material and finishing. As well, this extension will appear as a subordinate addition to the main dwelling.
• 7.2.3 With regard to the impacts of the proposed scheme on the character of the streetscene, it is considered that the streetscene is comprised mainly of 1980's one and half storey bungalows, a number of which have been altered considerably. Added to these are a mix of dwelling styles, forms, periods, massing and scale, although the 1980's styled bungalows are dominant. The flat roofed dormer which is a new feature on the front elevation is considered to fit with the character of the streetscene as flat roofed dormers are a common feature of the street scene on Scarlett Road. It is also considered that the relatively modern, non-traditional nature of the area would ensure that any negative impact on the character and appearance of the street scene would be minimal as the front dormer sits perfectly into the setting on Scarlett Road.
• 7.2.4 It is also noted that the finishes to properties throughout Scarlett Road vary from dwelling to dwelling with existing external finishes comprising painted and pebble dash render, mixed stone and red brick and as such the proposed re-rendering and alterations would be in keeping with the character of the streetscene. Besides, the proposed finishes would present a more contemporary and modern appearance for the dwelling, making the change a fitting addition to the streetscene.
• 7.2.5 Based on the foregoing, it is considered that the proposal would be in keeping with the appearance of the existing dwelling and would not harm the characteristics of the existing building or the character of the street scene, and as such the proposal complies with GP2.

7.3 Impact on neighbours

• 7.3.1 With regard to impact on the neighbouring dwellings, it is considered that there the development would not have detrimental impacts on neighbouring amenity. This is hinged on the fact that the French doors with large fenestrations which has the potential to offer

unrestrained views to the neighbouring dwellings will be situated on the northwest elevation and at a distance of about 15m to the boundary with 21 Kissack Road to the rear and about 30m from the rear elevation of this property which is well screened by the mature hedging on this boundary. Whilst it is noted that the new windows and glazed door on the northwest boundary would offer views to No. 36 Scarlett Road, the nature of the boundary treatment here allows indivisibility between both dwellings. Moreover, this property already has views of the application site's rear garden from its rear conservatory. As such, it is considered that any form of overlooking here is mutual.

7.4 Other Matters

• 7.4.1 No other concerns have been noted.

8.0 CONCLUSION - 8.1 The proposed development is considered to comply with paragraph 8.12.1 and General Policy 2 of the Isle of Man Strategic Plan 2016 and meets with the tests of the advice set out in the Residential Design Guide. The application is therefore recommended for approval.

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 in Article 4(2) 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 : 08.12.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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