DEC Officer Report

Application No.: 22/00796/B Applicant: Mr & Mrs Eric Michael Katrina Anne Teare Proposal: Cladding and window alterations to existing first floor front elevation and installation of a flue. Site Address: Ballamar Clifton Road Port St Mary Isle Of Man IM9 5EL Planning Officer: Mr Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.09.2022

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.

This application has been recommended for approval for the following reason.

The proposed alterations to the existing residential property are acceptable with respect to their design and visual impact, and as such comply with Strategic Policy 5, Spatial Policy 3, General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan 2016. The development is therefore recommended for approval.

Plans/Drawings/Information;

This approval relates to drawings referenced; 1631-1 1631-2 and the Location Plan, all received on 7th July 2022. _______________________________________________________________ Interested Person Status – Additional Persons None. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site comprises a detached bungalow with accommodation in the roofspace on the northern side of Clifton Road, within the settlement boundary of Port St Mary. The property includes an attached double garage incorporating a flat roof, with a large apex window on the front facing gable end overlooking the streetscene.

2.0 THE PROPOSAL - 2.1 Planning permission is sought for the removal of the apex window on the front elevation and insertion of a double UPVC casement window, together with the addition of cedral click cladding to the front facing gable end. The proposals further include the installation of a slimline vertical flue on the dwelling's western roofslope to project 600mm above the ridge. This would connect to a stove/wood burner in the lounge.

3.0 PLANNING HISTORY - 3.1 02/01841/B - Raising of roof to create first floor living accommodation. Approved.

4.0 PLANNING POLICY - 4.1 The application site is identified on the Area Plan for the South as land zoned for 'predominantly residential' purposes within the settlement boundary of Port St Mary. The site is not within a Conservation Area. - 4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;

Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 5 Design and visual impact

Spatial Policy

• 3 Development in Service Villages

General Policy 2b,c,g General Development Considerations

Environment Policy 22 Safeguarding the environment and/or the amenities of surrounding properties 42 Designed to respect the character and identity of the locality

4.3 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 REPRESENTATIONS

5.1 Port St Mary Commissioners do not object - 28.07.22 - 5.2 Highways Services do not object (No Highways Interest) 22.07.22

- 6.0 ASSESSMENT

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

• - Principle of development (SP4)
• - Design and visual impact (SP5, GP2, EP42)

• - Impact upon neighbouring amenity (GP2, g)
• - Other matters (EP22)

- 6.2 PRINCIPLE

• 6.2.1 The site falls within the settlement boundary of Port St Mary and an area zoned for residential development, where there is a general presumption in favour of extensions and alterations to existing properties provided such development would not have an adverse impact on either adjacent property or the surrounding area in general.

6.3 DESIGN AND VISUAL IMPACT

• 6.3.1 Clifton Road is exclusively residential in nature and displays a wide range of dwelling types and architectural styles, with no set definite architectural character. The existing property is finished in a pebble dash render with the large apex window highly prominent on the front facing gable end. The introduction of timber cladding above ground-floor level on the front gable would add a greater degree of visual interest and contrast to the property, without appearing unduly prominent or incongruous in the context of the streetscene. No concerns are likewise raised over the change in window, which would appear less imposing within the context of the site's immediate setting. The proposals are therefore considered acceptable from a design and visual impact perspective, in compliance with General Policy 2 (b), (c) and (g).

6.4 NEIGHBOURING AMENITY

• 6.4.1 The development is highly minimal in nature and such that it would not result in any material impact upon the amenities of surrounding properties, in compliance with General Policy 2 (g).

6.5 OTHER MATTERS

• 6.5.1 The proposed flue is to be situated on the western slope of the principle section of the dwelling. Whilst this means that the proposed flue will be partially seen from a public vantage point, it would not be a feature which would have a significant visual impact given its size and noting that flue's are not an unusual feature seen within residential properties. Accordingly, it is considered the proposal would be an appropriate form of development within the street scene and to the individual property.

• 6.5.2 Turning to whether the proposal would have an impact upon the amenity of the neighbouring properties, there have been flues approved and refused with the main issues arising from them are with regards to the possibility of smoke or smells being emitted. In this instance it is not considered that its installation would in this instance give rise to a serve impact upon residential amenity, particularly given the retained separation distance between the flue and neighbouring properties to the north and west. When a flue is installed it is normally in connection with an item which would need to be installed by a HETAS registered installer or with a Building Control application, as such a flue would be checked to make sure that the flue is acceptable in terms of Environmental issues which could arise in its installation.
• 7.0 CONCLUSION

7.1 The proposed alterations to the existing residential property are acceptable with respect to their design and visual impact, and as such comply with Strategic Policy 5, Spatial Policy 3, General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan 2016. The development is therefore recommended for approval. - 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;
• (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: 15.09.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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