**Document:** DEC Officer Report **Application:** 21/00356/B — Alterations and erection of an extension **Decision:** Permitted **Decision Date:** 2021-06-10 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/7377-rushen-quadrant-house-3-quay-alteration-extension/documents/931250 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATIONS **Application No.:** 21/00356/B **Applicant:** Mr & Mrs Amy & Christopher Wheeler & Hill **Proposal:** Alterations and erection of an extension **Site Address:** Quadrant House 3 The Quay Port St. Mary Isle Of Man IM9 5EA Senior **Planning Officer:** Mr Jason Singleton **Site Visit:** 04.06.2021 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 07.06.2021 _________________________________________________________________ ## 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 planning application would not harm the use and enjoyment of neighbouring properties and has been designed to comply with General Policy 2 and Environmental Policy 35 of the Isle of Man Strategic Plan 2016. Plans/Drawings/Information; This approval relates to drawings referenced; 001; 002; 100; 101; 102, submitted digitally and received on 1st April 2021 _______________________________________________________________ ## Interested Person Status Additional Persons None _____________________________________________________________________________ ## Officer’s Report 1.0 THE SITE - 1.1 The application site is the curtilage of Quadrant House, 3 The Quay, Port St Mary. The existing property is a three storey mid-terrace property with additional living accommodation in the roof space via a dormer window front and rear. The application site is to the South side of The Quay. The lower proportions of the rear elevations of this property are not readily visible from the streetscene at the rear as the terrace of properties back onto those properties fronting Loch Road. - 1.2 The property has a mix of timber windows and moderns Upvc windows to both elevations. To the rear elevation is a single storey rear extension with a flat roof terrace above, this provides a galley kitchen and a separate utility and w/c room. There are no gardens to the rear just the terrace area above the ground floor extension and a small courtyard on the ground floor with staircase leading up to the flat roof terrace where there are patio doors serving the terrace at first floor level from the existing living area. 2.0 THE PROPOSAL - 2.1 Proposed are a series of alterations to the front elevation which will include the reroofing in a like for like replacement with slate and refurbishment of the chimney stack and replacement/ refurbishment of the dormers to the front and rear and finished in grey Upvc fascia's to match the colour of the tiles. Replacement of the timber windows within the existing reveals with Upvc throughout. - 2.2 To the rear elevation would see a replacement rear extension incorporating the small courtyard. Approx. increase of 8.5sqm. Above the revised area would be a flat roof light with glazed up stands. 3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Southern Area Plan as Residential. The site also lies within a proposed Conservation Area which includes all of The Quay, Loch Road, Lime Street, the public open space at the top of Loch Road abutting Queen's Road and Mount Tabor Methodist Church as well as land to the north all the way up to and including the Promenade. This has not yet been progressed to adoption. The site is also within an area of high risk flood from coastal flooding. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains a number of policies that are considered specifically material to the assessment of this current planning application; - 3.3 General Policy 2 (GP2) (in part) 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; (g) does not affect adversely the amenity of local residents or the character of the locality; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; 3.4 Environmental Policy 35 Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 4.0 PLANNING HISTORY - 4.1 10/01374/B - Installation of replacement windows to front elevation. Approved. 5.0 REPRESENTATIONS (in brief - full reps can be read online) - 5.1 Parish commissioners were wrote to on the 04.06.2021 and at the time of writing no comments had been received. - 5.2 Highways Services have commented (10/05/21) with no objection 6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c), Ep35) - (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g)) - (iii) Flood risk (GP2l) 6.2 (i) Visual Impact The proposed alterations to the front elevation would provide a more uniform appearance with the proposed Upvc window frame material and would not look out of character within the streetscene or that of the application site whose windows on the ground floor are Upvc double glazed as per the planning history. The additional works to the roof, dormer and chimney stack would have a neutral visual impact once completed and ensures the longevity of the property and the sympathetic approach is welcomed which ensures the proposal do not have any detrimental impact on the proposed conservation rea or that of the streetscene. 6.3 The principle of a extending further at the rear in a single story manor is already in existence and the proposals is further expanding on this which is an acceptable form of development that would not erode the existing amenity space of the property. The proposed extension would be considered proportionate to the rear elevation and designed to serve that specific purpose in terms of size, height and appearance. The provision of a flat roof would keep the overall profile low and correspond with the existing built form. The use, position and scale of the proposal would be considered complimentary to the property whilst remaining subservient and finished in a way that would complement the dwelling house. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c). - 6.4 (ii) Neighbouring amenities The level and scale of development proposed here, especially being single story are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity from any overbearing impact or loss of light. It is further noted we have not received any comments from the adjoining neighbours. 6.5 The increase in floor area of the flat roof terrace would not be considered to offer any increase of overlooking or loss of privacy to the neighbouring property to the East, over and above the existing, as the existing stairwell would remain which provides a comfortable space between the boundary wall and the edge of the increased area of the terrace. Most of the increase in floor area is taken up with the installation of an upstanding roof light and the space around merely circulation space. This aspect would be considered compliant with those sections of General Policy 2(g). - 6.6 (iii) Flooding As the proposal is concerned with material alterations to the front elevation and a replacement extension within the rear courtyard, there are no concerns regarding flood risk to the property or that of the streetscene. It is further noted from the design statement, the applicant is aware of the flooding issues and is taking preventative measures in the properties refurbishment to accommodate the best practice advice. On balance there are no conflicts with GP2l. 7.0 CONCLUSION - 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and has been designed to comply with General Policy 2 and Environmental Policy 35 of the Isle of Man Strategic Plan 2016, and is 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: 08.06.2021 Determining officer Signed : A MORGAN Abigail Morgan 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/7377-rushen-quadrant-house-3-quay-alteration-extension/documents/931250*