**Document:** DEC Officer Report
**Application:** 24/00201/B — Erection of ground floor extensions and first floor extension to dwelling and widening of driveway to provide additional parking. First floor extension to provide self-contained annexe with additional tourist use
**Decision:** Permitted
**Decision Date:** 2024-07-24
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/32068-union-mills-cronk-drine-extension-dwelling/documents/1056629

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# DEC Officer Report

## PLANNING OFFICER REPORT AND RECOMMENDATION

**Application No.:** 24/00201/B
**Applicant:** Mr Angus MacKinnon
**Proposal:** Erection of ground floor extensions and first floor extension to dwelling and widening of driveway to provide additional parking. First floor extension to provide self-contained annexe with additional tourist use
**Site Address:** 17 Cronk Drine Union Mills Isle Of Man IM4 4NG
**Planning Officer:** Lucy Kinrade
**Photo Taken:** 19.04.2024
**Site Visit:** 19.04.2024
**Expected Decision Level:** Officer Delegation
**Recommended Decision:** Permitted
**Date of Recommendation:** 22.07.2024

## 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 tourist use hereby approved shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as a separate dwelling. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year.

Reason: to ensure that the development is only used and occupied as short let holiday accommodation as the application has been assessed on this basis as set out in the submitted application.

- C 3. The first floor hereby approved shall not be occupied at any time other than for tourist purposes in line with C2 or incidental to the residential use of the main dwelling and shall not be occupied at any time as an independent dwelling unit.

Reason: to ensure that the development is only used and occupied as either short let holiday accommodation or by family or friends incidental to the main house in line with the content as submitted and assessed as part of the application.

- C 4. Within 12 months of the proposed first floor coming into use all external finishes (elevations, roofs, windows and doors) shall be finished in full accordance with the details shown and annotated on drawing number 23 1793 03 and retained thereafter. Reason: In the interest of visual amenity and the application has been assessed on this basis.
- C 5. The height of the roofs hereby approved shall be no taller than those details shown on drawing numbers 23 1793 03 and 23 1793 04 being:

- o 1250mm from the existing central ridge to proposed central ridge of lower roof; and
- o 2000mm from the existing central ridge to proposed central ridge of upper roof.

Reason: The application has been assessed on this basis and in the interest of both the visual and neighbouring amenity.

This application has been recommended for approval for the following reason. Minded of the acceptable principle for works in this location, the acceptable visual impact both

- on the appearance of the existing dwelling and on the character and appearance of the streetscene, as well as the acceptable amenity impacts on the neighbours that the physical alterations and extensions to the dwelling are considered acceptable, and subject to condition the proposed family and tourist use of the upper floor is considered to be acceptable and not to result in any neighbouring amenity impacts nor any highway safety concerns. The proposal is considered to comply with strategic Policy 5, General Policy 2 (b, c, g, h and i), Environment Policy 23, Paragraph 9.5.8, Business Policy 13, Transport Policies 1, 4, 7 and not to undermine Community Policies 7 and 11, or Infrastructure Policy 5 or Appendix 7 and 7(d) of the Isle of Man Strategic Plan 2016. Plans/Drawings/Information; This approval relates to the following:

- DWG 23 1793 01 Site and Location Plan
- DWG 23 1793 02 Survey Drawing
- DWG 23 1793 03 Proposal Drawing Photographs 1-9

- all date received 29/02/2024 Email from agent re: levels dated 04/03/2024 Letter from the owner of No. 17 Cronk Drine dated 16/04/2024.

- DWG 23 1793 04 Proposed Street Elevation date received 08/05/2024. _______________________________________________________________

## Interested Person Status

Additional Persons

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. 16 Cronk Drine, Union Mills, Isle of Man IM4 4NG - as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. _____________________________________________________________________________

Officer’s Report SITE

1.1 The application relates to 17 Cronk Drine, Union Mills a detached single storey dwelling situated part way up the hill of a small sloping cul-de-sac of similar size and scale dwellings, some of which have been previously altered and extended to provide additional first floor accommodation. - 1.2 Neighbouring dwelling No. 16 sits on the upperside of the application dwelling and closest to the turning circle, while neighbour No. 18 sits downhill and closest to the cul-de-sac entrance. PROPOSAL

2.1 Proposed is alteration and extension of the main dwelling, including the upwards extension to create additional living space with internal access but can also be occupied as a self-contained annex with its own front door. Approval is also sought for the additional use of the annex for tourist accommodation Class 3.6. - 2.2 Works including the following:

- o Extension to each side gable of the ground floor to create additional accommodation.
- o Creation of new access on side elevation.
- o Create of new access and porch overhang on front elevation.
- o Internal modifications to ground floor including installation of new windows on side and rear elevations
- o Installation of new first floor front and rear elevation windows and Juliette balcony
- o Installation of 5 roof lights on north east roof slope
- o Installation of solar panels
- o Increase of internal driveway hardstanding.

2.3 The extension works are to be finished in painted render and vertically hung larch timber left to weather naturally. - 2.4 The applicant provided additional comments for the application dated 16/04/2024 in which they provide a number of responses to the comments raised by No. 16 Cronk Drine including the intention of the proposal for family, tourism and future proofing, vehicles and highways, refuse, drainage and not being two apartments. HISTORY

3.1 There have been no previous applications for the existing dwelling. There have been four applications within the immediate area considered to be relevant in this case:

- PA 08/01843/B - alteration and extension to form additional living accommodation REFUSED

3.2 This refusal was for the upwards extension of the main house and including two dormers on either side of the roof slope. The central ridge was to increase by 1m. The officer concluded that "the dwellings in Cronk Drine follow a similar form, scale and design resulting in a relatively uniform pattern of development that follows the natural rise of the land…Given that the existing dwelling is a single storey dwelling the proposed development represents a significant level of alteration and extension. Whilst some of the dwellings within Cronk Drine have been extended none have been to the extent proposed by this planning application. In this instance, the increase in height and addition of dormer windows on both roof pitches results in a dwelling that would no longer follow the uniform pattern of development within Cronk Drine. The resultant dwelling does not respect the surroundings in terms scale, form and design and, as such, adversely affects the character of the surrounding townscape and the character of the locality. On that basis, the proposed development fails to accord with the

provisions of General Policy 2". The officer concluded that the nature of works and relationship with the neighbours limited the neighbouring amenity impacts.

- 09/00759/B - alterations and extensions - APPROVED

3.3 This application was a resubmission following the 2008 refusal. It was considered by the officer to suitably address the concerns of the previous refusal and was "appropriate to the application site, with a suitably limited impact on public amenity, private amenity, and the visual amenity of the streetscene". The drawings submitted were secured by condition 2. PLANNING POLICY

4.1 The site lies within an area designated as predominantly residential on the Area Plan for the East 2020. The site is not recognised as being at any flood risk nor in any Conservation Area. - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment:

- o Strategic Policies 3 and 5 - promote good design and use of local materials and character
- o General Policy 2 (b, c, g, h, i) - general standards towards acceptable development visual and neighbouring amenity
- o Paragraph 8.12.1 - supports principle of residential development in zoned areas
- o Environment Policy 23 - any increased impact on neighbours.
- o Environment Policy 42 - promotes development taking account of locality in design.
- o Paragraph 9.5.8 - use of existing private residential properties as tourist accommodation may be acceptable if it can be demonstrated that it will not compromise the amenities of any neighbouring residents.
- o Business Policy 13 - Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents
- o Community Policy 7, 11 - prevent criminal activity and reduce spread of fire
- o Infrastructure Policy 5 - conserve the Island's water
- o Transport Policies 1, 4, 7 - promote integrated networks, be capable of accommodating associated vehicle and pedestrian traffic and meet parking provision standards.
- o Appendix 7 - parking standards 2 spaces per dwelling.
- o Appendix 7 (d) - relaxation to standards if within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality

4.3 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant:

- o Section 4 Extensions
- o Section 5 Architectural Details
- o Section 7 Impact on Neighbouring Properties

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 5.1 Department of Infrastructure Highway Services - Do not oppose (11/03/2024) - no significant negative impact upon highway safety, network functionality and/or parking. - 5.2 Braddan Parish Commissioners - no objection (15/03/2024). - 5.3 The owners of No. 16 Cronk Drine - OBJECTION (27/03/2024) summarised as follows but can be viewed online in full:

- o Proposal increases ridge by approx. 2m and width by approx. 3m

- o Their study window will have reduced daylight due to ridge height and roof pitch increasing
- o South side extension will require foundation dig which might undermine the retaining wall
- o Change of use to tourist would not be in keeping with the area, potential for excessive noise, increased traffic, increased refuse, all disregard for quiet cul-de-sac
- o The proposal is essentially creation of two self-contained apartments that will end up as long term lets for which the proposed parking would be wholly inadequate
- o The garage would not be capable of accommodating a car space
- o The scale, form and design of dwellings creates a uniform of pattern in Cronk Drine and this significant level of development will disrupted this pattern.
- o Proposal will fail to respect the surrounding townscape and character of the locality and would fail GP2 (b, c, g).

## ASSESSMENT

6.1 The Isle of Man Strategic Plan 2016 (IOMSP) provides guidance to alterations and extensions to existing dwellings in residential zones areas and makes clear that support can be given so long as the works are appropriately designed so as to not detract from the surrounding area and not to impact neighbouring amenity (paragraph 8.12.1 and GP2). Therefore the overall principle for the physical alterations and extensions is acceptable. The success of the application therefore falls to:

- o visual impact of the physical works on the character and appearance of the house itself and on the surrounding area
- o Impact of the physical works on neighbouring amenity,
- o Whether there are any impacts as a result of the proposed additional tourist use of the first floor extension (neighbouring amenity and highway safety),
- o Any other business (criminal activity, water conservation and fire risk)

6.2 Visual impact on dwelling and streetscene

- 6.2.1 The proposed works would result in both outwards and upwards extensions to the existing dwelling increasing its overall footprint and overall height. The properties along both sides of the road step upwards as the land slopes up the hill. No. 16 sits part way along the road and is largely unchanged being single storey with an attached garage. There is existing space in the roof but there are no first floor windows and no rooflights. Majority of the dwellings within the cul-de-sac remain single storey with an attached garage although some have been subject to extensions including dormer extensions. Immediate neighbour No. 16 has been subject to upwards extension in the past and including dormers approved under PA 09/00759/B.
- 6.2.2 The works present a well-considered design scheme in their own right. Having the taller part of the extension works stepped further back helps towards reducing its visual prominence both in isolation and on the wider streetscene. Having those upwards extensions coupled with side extensions provides a balanced form and proportion preventing any top heavy appearance, and also helping to ensure the roof pitch of the proposals best mimic the existing dwelling as well as the prevalent roof pitches in the area. Introduction of a new first floor windows to the front elevation helps to reduce the solid bulk of the frontage and replacement of the remaining window and doors offering a uniform appearance throughout. The proposed external finishes are to incorporate painted render, vertical timber cladding and dark roof coverings with solar panels included, these types of finishes are becoming fairly commonplace and although they would result in a more modern appearance of the dwelling and different from its neighbours, they form part of an overall upgrading scheme and would not be unobjectionable given the streetscene is already a little varied and capable of accommodating such changes without detracting from the overall quality of the cul-de-sac.
- 6.2.3 A neighbour has commented that the scale, form and design of dwellings in the area creates a uniform of pattern in Cronk Drine and that the proposed significant level of works will

- disrupt this pattern. It is agreed that there is a stepping arrangement and pattern, and this has already been demonstrated as being capable of accommodating some form of change with dormers introduced and increased roof and ridge heights including at No. 16 which offers some relief to the proposal now coming forward at No. 17. Whilst the proposed increases are likely to have some negative impact on this rhythm and pattern by being taller than No. 18 and akin to the height of No. 16, but the stepping of the taller part away from the road helps to minimise this and overall is not considered to be to such a degree as to significantly detract from the overall sloping nature of the cul-de-sac setting.
- 6.2.4 The overall visual impact of the works would have an acceptable impact on the dwelling in its own right, and would also have an acceptable impact on the wider character and appearance of the streetscene. Whilst there may be some minor negative impact due to the increase in height, this is not considered to be to such a degree as to significantly harm the overall sloping setting of the cul-de-sac. The proposal is considered to comply with Strategic Policy 5 and General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016 and with the general principles towards acceptable development set out in Residential Design Guidance 2021.

Amenity Impact on Neighbours.

6.3 The proposed side extensions will replace some smaller conservatory, porch and sunroom structures and will bring the dwelling closer to the neighbours and at an increased eaves height, however taking into account the orientation and relationship between the existing dwellings, the level changes between the sites and the makeup of each of the adjacent nearest elevations of the neighbours neither are considered to be unacceptably affected as a result of the side extension works or increased eaves levels. There will be some new openings on the new elevations but these are not considered to result in any new or adverse levels of overlooking or privacy impact given the nature of the rooms they are to serve and being in place of already heavily glazed sunroom and porch structures.

- 6.3.2 There was some initial reservation that the height increases of the proposal and proximity to each of the neighbours could result in some overbearing and outlook impacts. When visiting the site it was clear that each dwelling sits close to each other side by side and when accessing side lanes it felt narrow and some shadowing by the dwelling on the upper side, but all of the properties benefitted from large open areas to the front and rear gardens, and these open front and rear would not be affected as a result of the works.
- 6.3.3 The works by their very nature would increase this overbearing and overshadowing feeling when accessing side lanes of each neighbouring dwelling, more so No. 18, but in considering the overall design, the nature of the roofs sloping away from each of the neighbours, No. 16 sitting higher up and on the southern side as well as factoring in the makeup of each of the adjacent elevations, particularly No. 18 (who is likely to be more affected as sitting lower) who's side elevation comprises mostly non-habitable rooms with exception to one living room window although this serving a space which also benefits from another window on the front elevation, that the proposal would not result in such a significant adverse impact as to warrant a refusal in this case.
- 6.3.4 It is noted that the two dormers on the north facing elevation of No. 16 might have some of their views impacted as a result of the increased roof height however there is no right to a view and the works in this case given the distance between the dormers and the sloping roof that there would be no unacceptable impact on overall general outlook and daylighting levels would not be any worse than the existing north facing arrangement.
- 6.3.5 Overall while there may be some changes to the immediate relationship along the side elevations of the dwelling and its neighbours and some increased overbearing impacts particularly more so on No. 18, the overall design is considered to have a within bounds acceptability and no so significantly harmful on the living conditions or amenity of the

neighbours to warrant a refusal in this case and minded that the open aspects to the fronts and rear are maintained unharmed. The proposal is considered to have an acceptable impact on neighbouring amenity in line with GP2 g, Environment Policy 23, of the IOM Strategic Plan 2016.

6.4 Whether there are any impacts as a result of the proposed additional tourist use of the first floor extension (neighbouring amenity and highway safety).

- 6.4.1 Concern is raised from a neighbour that the proposal is tantamount to two selfcontained flats which could be let out as long term lets for which there would be parking impacts and the tourist use would not be in keeping with the area with potential for excessive noise, increased traffic and increased refuse in the currently quiet cul-de-sac.
- 6.4.2 The proposed floor plans show the increased first floor accommodation having capability of being self-contained as well as being internally linked to the main house at ground floor providing increased accommodation. The supporting statement sets out that the applicants intention is to provide additional living space for visiting family members but also to allow some ad hoc tourist use throughout the year. The very nature of having the unit within the same property is likely to be fairly self-regulating both in terms of any excessive noise as well as general coming and goings and so not expected to result in any unacceptable or adverse amenity impacts on the neighbours.
- 6.4.3 Any refuse from the property is expected to be dealt as it currently is through any kerbside collection and it could be argued that it would be no different to a large family or that tourists being out most of the time might generate less waste. The proposal is not unacceptable in this respect.
- 6.4.4 The application is not seeking to create two permanent separate flats and so conditions to align with the proposed tourist use and/or being for family use incidental to the enjoyment of the main house would help to ensure the works are carried out in accordance with the details as submitted and as assessed as part of the application. The proposal is considered to have an acceptable impact on neighbouring amenity in line with GP2 g, Environment policy 22 and to meet with Paragraph 9.5.8 and Business Policy 13 of the IOM Strategic Plan 2016.
- 6.4.5 The IOMSP requires two spaces to be provided for a permanent dwelling and these can easily be provided for on the driveway without the need for the garage. The driveway is changing in as much as additional hardstanding is being provided and this might help to accommodate more vehicles off the road, however the overall layout and practical use means that the vehicles are still likely to be parked in tandem and requiring discussions between parties to let others out if needed and regulating the uses and connection with the main house. Such tandem arrangement may not be so favourable for any permanent separate residential use of the upper floor, but conditions in respect of use would prevent such in this case. The proposal is considered to have an acceptable impact on parking and highway networks in this area in line with GP2 h and i and Transport Policies 1, 4 and 7 of the IOM Strategic Plan 2016.

6.5 Any other business (criminal activity, water conservation and fire risk)

- 6.5.1 The proposal being works to the existing house and connected to its main use where there is already existing levels, the proposal is not expected to result in any new, increased or unacceptable criminal activity, fire risk or water conservation issues beyond the existing dwelling and site. CONCLUSION
- 7.1 Overall it is considered that the principle of development is acceptable in line with
- 8.12.1, and that the overall visual impact of the works is considered acceptable on the main house as well as on the wider character and appearance of the streetscene, and while there may be some negative change on amenity beyond the existing arrangement, the overall scale

and design of the proposals coupled with the relationship with the immediate neighbours, level differences and make up of immediate elevations results in an acceptable amenity impact on overall living conditions. Given the nature of the proposed use of the upper floor which is to be suitably conditioned for tourist or family use and which is likely to be self-regulated by the applicants being in occupation of the main house, that the proposal is considered to have an acceptable impact on the neighbours and not to result in any unacceptable parking or highway safety issues.

7.2 The proposal is considered to comply with strategic Policy 5, General Policy 2 (b, c, g, h and i), Environment Policy 23, Paragraph 9.5.8, Business Policy 13, Transport Policies 1, 4, 7 and not to undermine Community Policies 7 and 11, or Infrastructure Policy 5 or Appendix 7 and 7(d) of the Isle of Man Strategic Plan 2016. 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: 24.07.2024 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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.

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*Canonical page: https://planningportal.im/a/32068-union-mills-cronk-drine-extension-dwelling/documents/1056629*