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                                      21/01329/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/01329/B Applicant : Mr Julien & Mrs Rachel Andrew Proposal : Erection of first floor extension above garage Site Address : 8 St Marys Meadow Ballaugh Isle Of Man IM7 5AJ

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.03.2022 __

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 first floor en-suite bathroom window in the extension hereby approved shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such thereafter.

Reason: To offer additional mitigation in the interest of the amenities of No. 9 St Marys Meadow in respect of overlooking between properties.

This application has been recommended for approval for the following reason. The application is considered to have acceptable visual and amenity impact and to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and with the general advice set out in the Residential Design Guide 2021.

Plans/Drawings/Information; This approval relates to drawing number 21 1526 01 and 4 x photographs all date stamped and received 11/11/2021 and drawing number 21 1526 02 Rev A date stamped and received 28/01/2022. __

Interested Person Status - Additional Persons

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It is recommended that the following Government Departments should not be given Interested Person Status on the basis that although they have made written submissions these do not relate to planning considerations: o DOI Flood Risk Management

It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2): o No. 9, St Marys Meadow, Ballaugh as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2021).

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Officer’s Report

THE SITE 1.1 The site is the residential curtilage of an existing dwelling situated within St. Mary's Meadow in Ballaugh which is an estate of eighteen traditionally styled dwellings all situated on the western side of Station Road. The application site lies on the north western side of the estate, backing onto an access from Station Road west to Brough Jiarg. There is also a water course which runs along the rear boundary.

1.2 The house is a traditionally styled two storey house with an attached double garage and front porch with attached lean-to extension which covers the right half of the front of the dwelling and adjoining the garage. The roof is finished in dark grey tiles and the walls in painted render.

1.3 The property to the right (north east) lies 3.5m away at closest with the gable of number 9 at 50 degrees to the north east. There is a first floor window in the gable of number 9 which appears to be a secondary window to the front bedroom. As approved, number nine did not have a window in this elevation.

PROPOSAL 2.1 Proposed now is building above the garage to provide a bedroom, en-suite bathroom and dressing room. The ridge line and front elevation of the extension will run flush and in line with the first floor of the main house. There are to be two windows on the front elevation one serving the en-suite positioned nearest the neighbour and the other the dressing room. There will be no windows in the side elevation. On the rear of the extension there will be a larger apex window with a Juliet balcony.

2.2 The current proposal follows from an initially submitted scheme which proposed a larger upwards extension above the garage and which included a front projecting gable extending upwards from the edge of the garage.

PLANNING HISTORY 3.1 The layout of the estate was approved under PA 09/1712. The dwelling on the plot was permitted under PA 91/1912 and a conservatory was added under PA 04/1135. In 2011 an application was approved for an extension over the garage similar to that now proposed.

PLANNING POLICY 4.1 The site is designated as proposed residential on the 1982 Development Plan. Part of the rear garden is highlighted as being at high river flood risk but the site of the dwelling and garage is not at any flood risk. The site is not within a Conservation Area. Given the nature of the works proposed the general standards towards development as set out in General Policy 2 are most relevant along with the recently released Residential Design Guidance 2021 which

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office advice to the extension and alteration to residential properties and how best to limit visual and neighbour amenity impacts (Sections 4.0 and 7.0).

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

5.1 Ballaugh Commissioners - no objections (22/04/2021).

5.2 Department of Infrastructure Highway Services - Do not oppose (09/12/2021 and 28/01/2022).

5.3 Department of Infrastructure Flood Risk Management - Do not oppose (29/11/2021)

5.4 The owners of 9 St Marys Meadow - Objection (25/12/2022) - state that their side gable 3rd bedroom window will be overlooked by the proposed extension which will be close to their property and impinge their privacy. They would like for the applicant to pay for their window to be bricked up and made good.

ASSESSMENT 6.1 The proposal follows from an original scheme for a forward projecting gable which was considered to be out of character with the surrounding area and streetscene.

6.2 The upwards extension of the garage now proposed has a massing, form, proportion and design which ties in with the main house and one which results in an overall visual appearance that is far more appropriate and in-keeping not only with the existing house but and wider estate.

6.3 The extension will not add to the overall footprint of the dwelling but by its very upwards extension will result in the first floor of the property now sitting closer to the first floor of the nearest neighbour No.9. The proposal does not include any window on the side elevation and so there are to be no issues in this respect. The proposal does include two new windows on the front elevation which will likely be seen from the neighbour's side gable 3rd bedroom window due to the orientation of the two properties (and likely just as the other front elevation windows will likely be visible. However minded of the window nearest the neighbour being for an en-suite and the other being for a dressing room it is not considered that they will be such a significant or adverse level of overlooking or privacy impact so as to warrant a concern or refusal. In order to appease the concerns of the neighbour it is considered that a condition could be added to require the nearest en-suite window to be installed with obscure glazing, but this is not felt necessary for the dressing room given the distance and angles between the windows.

CONCLUSION 7.1 The proposal is considered to result in an acceptable visual and amenity impact so as to comply with those relevant parts of General Policy 2 b, g, and g and to meet with the general advice set out in the Residential Design Guidance 2021. It is considered that a condition requiring the first floor en-suite window to be installed in obscure glazing will help to appease and mitigate the issues of the neighbour.

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;

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(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 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 : 03.03.2022

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.