**Document:** DEC Officer Report **Application:** 24/00425/B — Raising the front eaves level, replacing the roof coverings, replacing the dormer window cladding boards and lowering the redundant rear chimney stack. **Decision:** Permitted **Decision Date:** 2024-05-30 **Parish:** Patrick **Document Type:** report / officer_report **Source:** https://planningportal.im/a/32418-patrick-sunny-bank-patrick-replacement-windows/documents/1062565 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATION **Application No.:** 24/00425/B **Applicant:** Mr & Mrs John & Lisa Corlett **Proposal:** Raising the front eaves level, replacing the roof coverings, replacing the dormer window cladding boards and lowering the redundant rear chimney stack. **Site Address:** Sunny Bank Patrick Corner Patrick Village Isle Of Man IM5 3AL : Graham Northern **Photo Taken:** 30.04.2024 **Site Visit:** 30.04.2024 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 29.05.2024 ## 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. This application has been recommended for approval for the following reason. The works to the main dwelling are considered to have an acceptable visual and amenity impact on the existing dwelling, neighbours and surrounding area. The proposal is considered to accord with Environment Policies 1 and 2, General Policy 2 and Housing Policy 16 of the Isle of Man Strategic Plan 2016. Plans/Drawings/Information; This approval relates to the following all date received 09/04/2024: - o Drawing number P.2478-PA/01 - o Drawing number P.2478-PA/02 - o Drawing number P.2478-PA/03 ## Interested Person Status Additional Persons None _____________________________________________________________________________ ## Officer’s Report 1.0 THE SITE - 1.1 The property is situated in open countryside and forms one of a cluster of dwellings which lies at Patrick Corner at the junction where the A27 meets the A30 to the south of Peel town. The property is the northern most semi-detached dwelling with the attached property to the south being Sunnyview. The adjoining dwelling Sunnyview sits with a higher eaves and ridge than the applicant's property. - 1.2 The property was substantially damaged by a fire in December 2023 resulting in damage to the roof structure and the windows and doors. 2.0 PROPOSAL - 2.1 The proposal seeks approval for the replacement of the roof structure and also the raising of the eaves level to give greater headroom to the first floor. 3.0 PLANNING HISTORY - 3.1 The dwelling has been subject to one previous approvals for a chimney permitted under application ref 86/00268/B. 4.0 PLANNING POLICY - 4.1 The site lies within an area designated on the Isle of Man Planning Scheme (Development Order) 1982 as not for a particular purpose and of high landscape value and scenic significance. The site is not within a Conservation Area or at any flood risk from surface water flooding. - 4.2 The following policies from the 2016 Strategic Plan are considered relevant in the assessment of this application; - o Strategic Policies 3 and 5 - promotes good development - o Spatial Policy 5 - Building in defined settlements or in line with GP3 - o General Policy 2 - General development considerations and standards - o General Policy 3 - Exceptions to development in the countryside - o Housing Policy 16 - Extensions to non-traditional styled properties in the countryside - o Environment Policy 1 - Protection of the countryside - o Environment Policy 2 - Protection of the character of AHLV 4.3 Also relevant in the assessment is the Residential Design Guide (2021) which provides detailed advice including sustainable development and climate change resilience, design of new houses and extensions to existing residential properties 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 Copies of representations received can be viewed on the Government's website. This report contain summaries only. - 5.1 Patrick Commissioners - requested deferred until post 13.05, comments received as of 24.05 stated nothing further to add. - 5.2 Ecosystem Policy Team - 15.05.24 - A recent fire in the property is likely to have deterred bats should they have been present in the past, and the photos show that the first floor is open to the roof space meaning that the loft spaces are very bright and unsuitable for - bats. There could possibly be potential for small numbers of opportunistic roosting bats underneath the roof covering in some areas, but the Ecosystem Policy Team will not be requesting an assessment for bats. - 5.3 No comments received from neighbouring properties. - 5.4 Highways - No objections 19.04.24 - 5.5 No comments from neighbouring residents as of 28.05.24 6.0 ASSESSMENT - 6.1 There are two key considerations in the assessment of the application, i) the physical works to the existing dwelling in terms of visual and ii) amenity impact. - i) Works to Dwelling 6.2 The dwelling was recently subject to a fire which has rendered the property damaged and uninhabitable until repair works and replacement openings are undertaken, in addition to replacing the roof. The application seeks whilst replacing the roof that the eaves level is lifted marginally to increase head height at first floor level. - 6.3 The neighbouring dwelling Sunnyview lies on the corner position and has a more traditional two storeys with a higher eaves level and roof relative to the application dwelling (Sunnybank) where the eaves sits much closer to the top of window level. The proposals whilst seeking to lift this height to give some clearance above the windows, do not result in competing with the neighbouring dwelling and a step up is still maintained between the two dwellings, with Sunnyview retaining higher first floor windows, higher eaves and a higher roof ridge. - 6.4 The replacement ground two front windows are of two panel design compared to the existing which are 3 panes and more vertically emphasised however this is not a feature that denotes either property and the 3 pane windows stand alone in this regard and as such there loss is not seen as visually detrimental. The first floor windows are of very similar design to the previous and the neighbouring property. A new single pane window is proposed to the front ground floor what resembles a later two storey extension rear of the front gate and this again resembles the other windows in their context. - 6.5 To the rear it is proposed to reclad the rear dormer window and the central chimney stack is removed from roof and first floor level. The window layout and sizing in the dormer resembles that previously in situ with new windows put in place. To the ground floor rear the pair of windows furthest from the adjoining dwelling are to be replaced with a set of patio/ french doors. - 6.6 The changes are very minor and modest in context and the proposals do not result in a significant visual impact when compared with the existing and pre fire design of the dwelling. The changes retain the dwellings subservient form adjacent the higher property Sunnyview and this is considered the key matter. - ii Amenity Impact 6.7 The proposed changes do not result in any significant additional impact on privacy or amenity, the new window to the front is to the far side away from the neighbouring dwelling and faces the front. The French doors replace a window and again are to the far side from the neighbouring boundary. As such it is not considered the proposed alterations will impact significantly upon neighbouring amenity. ## - 7.0 CONCLUSION 7.1 The proposal is considered to be acceptable and in line with HP16 and the general standards of GP2 in this respect and not to adversely impact the countryside or the rural landscape in line with EP1. 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: whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and 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: 29.05.2024 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. --- *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/32418-patrick-sunny-bank-patrick-replacement-windows/documents/1062565*