**Document:** Officer Report **Application:** 17/00241/B — Alterations, erection of an extension and creation of an extended dormer **Decision:** Permitted **Decision Date:** 2017-07-13 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/23000-lonan-thie-vooinjer-veg-croit-e-alterations-erection-extension/documents/1028057 --- # Officer Report **Application No.:** 17/00241/B **Applicant:** Mr & Mrs Jeremy Watterson **Proposal:** Alterations, erection of an extension and creation of an extended dormer **Site Address:** Thie Vooinjer Veg Croit E Quill Road Laxey Isle of Man IM4 7JG Case Officer : Miss S E Corlett **Expected Decision Level:** Officer Delegation ## Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Thie Vooinjer Veg, Croit E Quill Road, Laxey, which is a single storey detached property. The property is sited on the north-western side of Pinfold Hill and south east of Croit-E-Quill Road. - 1.2 The site being located on a hillside results in the ground level of the site sloping from Croit E Quill Road downwards towards the Pinfold Hill. The boundary treatment which runs along Pinfold Hill (southeast) consists of a 1 metre high stone wall with a grass bank above approximately 3 metres in height. This wall and grass bank is only interrupted by a pedestrian gate/footpath which accesses directly onto the public footpath which runs along Pinfold Hill road. 2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the alterations, erection of an extension and creation of an extended dormer. - 2.2 The single storey rear extension includes the demolition of the existing conservatory with an extension which has a depth of 4.9 metres, a width of 8.4 metres and a maximum height of 4.2 metres. The extension would be flat roofed finished with natural Scottish Larch timber cladding to wall elevations, albeit the majority of the elevations are glazed. - 2.3 The proposed dormer would be flat roofed in design, and would run across the majority of the rear roof plane, having an overall width of 11.8 metres, a height of 1.78 metres and a maximum depth of 2.4 metres. The south-east elevation of the dormer would accommodate three glazed windows and the remainder of the external walls and checks of the dormers would be finished again with a natural Scottish Larch timber cladding. - 2.4 The submission includes the extension of the existing terrace which would extend by a further 3.4 metres, a width of 5 metres and maximum height of 1.2 metres (2.3 with balustrades). However, following the submission of objections from a neighbour, this has been modified such that it no longer projects beyond the existing rearward part of the property and has timber screening on the side to mitigate any feeling of being overlooked. ## - 3.0 PLANNING HISTORY 3.1 There are no previous planning applications which are considered relevant in the determination of this application: 4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as being Predominantly Residential under the Laxey and Lonan Area Plan Order 2005 Map No. 1. The site is not within the Laxey Conservation Area. - 4.2 The Isle of Man Strategic Plan contains one policy that is considered specifically material to the assessment of this current planning application. - 4.3 General Policy 2 states: "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 (g) does not affect adversely the amenity of local residents or the character of the locality". 5.0 REPRESENTATIONS - 5.1 Highway Services do not object (on 26.09.2016). - 5.2 Garff Commissioners indicate that they have no objection to the application (19.06.17). - 5.3 The owners of La Marguerite initially objected to the application on the basis that the proposal would overlook and dominate their property (23.03.17). Following the submission of amended plans which include obscured glazing and timber screening, they advise that they are content with the proposal and withdraw their previous objection (13.06.17). 6.0 ASSESSMENT - 6.1 The following Material Planning Issues should be considered: - 1. Potential impact upon the residential amenities of the neighbouring properties; and - 2. Potential impact upon the character and appearance of the street scene. ## POTENTIAL IMPACT UPON THE RESIDENTIAL AMENITIES OF THE NEIGHBOURING PROPERTIES 6.2 The neighbouring property mostly likely to be affected by the proposed development would be the properties either side of the application site, these being Laurel Cottage to the southwest and Keayn Reayrt to the northeast. - 6.3 The aspects likely to impact the properties would mainly relate to potential overlooking from the proposed balcony. It is accepted that a patio area already exists, which results in some degree of overlooking, especially to the rear garden area of Laurel Cottage, however the test for this application is whether the level of overlooking would significantly increase the level of overlooking sufficient to warrant a refusal. - 6.4 It is noted that the north eastern boundary with Keayn Reayrt comprises of a 2 metre high solid wall, which continues in a similar height albeit changes from a solid wall to patterned concrete blocks, where views through them are achievable to a certain degree. The proposed balcony would run immediately parallel with this patterned blockwork. Whilst the proposal would increase the likelihood of possible overlooking, it is considered given the patterned boundary treatment the level of potential overlooking would not be so significant to warrant a refusal. - 6.5 In relation to the potential impact upon Laurel Cottage, the proposed staircase from the patio down to the garden level would run immediately parallel with the southwest boundary shared with the two properties. Currently, there is a 1-1.5 metre high hedgerow which would be the boundary treatment adjacent to this staircase. Overall, it is considered the proposal would be an appropriate form of development whilst not significantly affecting the amenities of neighbouring properties. ## POTENTIAL IMPACT UPON THE CHARACTER AND APPEARANCE OF THE STREET SCENE 6.6 The proposed works would not be apparent from the Croit E Quill Road given the works are to the rear of the dwelling and the existing dwelling would screen any views. The main potential views would be from Pinfold Hill, albeit due to the existing stone wall and hedgerow along the majority of the roadside boundary such views would be screened. Notwithstanding this, even if the works could be seen they are considered to be of an appropriate form, size, design and finish and therefore in keeping with the existing property and street scene. 7.0 RECOMMENDATION - 7.1 Accordingly, it is recommended that the application be approved. 8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: - o The applicant, or if there is one, the applicant's agent; - o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and - o The local authority in whose district the land the subject of the application is situated. The occupants of La Marguerite are not directly affected by the development, being next door but - one to the proposed development and as such should not be afforded interested person status in this case. With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order. Recommendation Recommended Decision: Permitted Date of Recommendation: 11.07.2017 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. - C 2. On completion of the development hereby approved, the windows in the southwestern gable must be fitted with glass obscured to Pilkington Level 5 or equivalent and the screen fencing shown on the north eastern elevation must be installed as shown and both retained as such unless otherwise approved by the Department. Reason: To ensure that appropriate levels of privacy are maintained to those in nearby dwellings. This approval relates to drawings 3B received on 30th May, 2017, drawing 2 and drawing 1 insofar as it defines the application site, both received on 1st March, 2017. 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. Decision Made : Permitted Date : 12.07.2017 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. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/23000-lonan-thie-vooinjer-veg-croit-e-alterations-erection-extension/documents/1028057*