DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 21/01363/B Applicant: Mr & Mrs Martin Sanderson Proposal: Alterations and extensions to dwelling. Site Address: Port E Vullen House Port E Vullen Ramsey Isle Of Man IM7 1AN Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.03.2022 _________________________________________________________________

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. No development shall commence until details of the 1.8m high obscure glazing screen situated to the South West side of the balcony has been submitted to and approved in writing by the Department. The privacy screen must be in place and retained as such thereafter. Reason: In the interest of residential amenities

This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 15th November 2021:

• o Drawing No. 21 1578 01
• o Drawing No. 21 1578 02
• o Drawing No. 21 1578 03
• o Drawing No. 21 1578 04
• o Drawing No. 21 1578 05
• o Drawing No. 21 1578 06

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of Port E Vullen House, Port E Vullen, Ramsey which is a large detached three storey property situated to the North East of Maughold Road. - 1.2 Due to the property's position within the streetscene, it is accessed via a long driveway which has a large garage. - 1.3 The property can be described as the front elevation having two columns of bay windows extending the full height of the buildings with semi-hexagonal roofing integrated into the main pitched roof of the dwelling. A large chimney stack is integrated into the roof design on each roof slope, at both ends of the roof. A semi-dormer window is positioned at second floor level on the front elevation, in between the bay windows, whilst two semi-dormer windows are positioned at second floor level of the principal rear elevation either side of the rear annex. A two storey leanto extension adjoins the north-west facing side elevation of the annex and a single storey extension adjoins the annex on the opposite side elevation, both extensions have lean-to roofs. The rear elevation of the rear annex, the nearest part of the property to the public thoroughfare, has modern bay windows present at ground floor and first floor level. THE PROPOSAL

2.1 The current planning application seeks approval for the removal of the existing ground floor extensions to the South elevation and erection of two side extensions. The proposed side extensions will have lean to roofs. The proposed side extension materials will be clad in cedar or larch timber, the windows will be dark grey aluminium or uPVC framed and the proposed roofling will be a dark blue/grey natural slates. - 2.2 Other works include the following;

• - replacement of all windows and doors within the existing property with either white aluminium or uPVC framed.
• - installation of porch roof canopy to the North East elevation with roof slates to match the existing property
• - removal of window and installation of door to the North West elevation
• - installation of two ground floor windows to the South East elevation
• - removal of the first and ground bay windows to the South East elevation and installation of first floor balcony.

PLANNING HISTORY

3.1 There are two previous applications for extensions and alterations PA12/01174/B and 12/01176/B both of which were approved. PLANNING POLICY - 4.1 The site lies within an area zoned as "Predominantly Residential" and an "Area of High Landscape or Coastal Value and Scenic Significance" on the 1982 Development Plan, North Map. The property is not within a Conservation Area nor a Flood Risk Zone.

4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development. - 4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking.

4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.

REPRESENTATIONS

5.1 The following representations can be found in full online;

5.2 Highway Services have considered the proposal and state "No Highways Interest." (09.12.21) - 5.3 Garff Commissioners have considered the proposal and state they have no objection. (3.12.21)

ASSESSMENT

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

• - character and appearance (GP2, b,c)
• - impact on neighbouring amenity (GP2, g)
• - other matters (RDG, CP7, 11 & IP5)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
• 6.2.2 In the case of this application, due to the location of the works, they are situated to the front elevation of the property which is the closest elevation to the main Maughold Road. Whilst this is the case, the property itself is situated approximately 37 meters away from the main road, as such whilst the proposed works will be noticed, they are situated further enough away from the main road not to be seen within a prominent public vantage point.
• 6.2.3 The proposed works due to their nature are adding modern extension onto a traditional dwelling. It can be seen that there has over time been several extensions to the South West elevation, which this application will be removing some and replacing with symmetrical extensions. Due to this, and the fact that Port-e-Vullen as a whole streetscene is a mixture of properties and material, the proposed extension is not deemed to impact the streetscene or the property as a whole.

- 6.3 NEIGHBOURING AMENITY

• 6.3.1 With regards to neighbouring amenity, due to the proposed balcony to the first floor elevation, it is necessary to assess whether this would impact the neighbouring property.

1. 3.2 When looking at the site, the property situated to the South East (Stoneleigh) has a two storey Manx stone building and high Manx stone walling which will provide a buffer from the proposed balcony and an impact on neighbouring amenity.

• 6.3.3 With regards to the property to the South West (The Beach House), there is no such buffer, whilst there is some planting in-between the properties, this does not provide a buffer from the proposed balcony. Whilst this is the case, there are already several windows within the property which are awarded views over "The Beach House's" rear garden, including bay windows to the ground and first floor.
• 6.3.4 Whilst this is the case, there is the potential that the proposed balcony can add additional perceived and actual overlooking to the neighbouring property. Due to this and having discussed the issue with the applicants a condition should be attached that the glazing facing "The Beach House" should be 1.8m high and to a glazing standard to keep the neighbouring privacy.

6.4 OTHER MATTERS

• 6.4.1 The proposed works are extensions to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal activity or spread of fire.

The proposal whilst increasing the surface area of the property, it's stated within the application form that the rainwater run-off and foul sewerage will be dealt with as per the existing.

• 6.4.2 From the information given within the application, it can be seen that the whole property is being renovated, as such whilst there are to be additional places within the extensions which could potentially increase the water usage of the dwelling, what the proposal is doing is spreading out the living accommodation within the property, as such it is deemed therefore that there will be no new issues in respect of water usage. CONCLUSION
• 7.1 The proposed extensions are acceptable in terms of its form, mass and design by providing a suitable extension to an existing residential property and as such complies with General Policy 2 and in turn the Residential Design Guidance 2021. 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;
• (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 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: 03.03.2022 Determining officer

Signed : A MORGAN Abigail Morgan Principal Planner

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