**Document:** DEC Officer Report
**Application:** 21/01525/B — Alterations and erection of an extension to existing dwelling
**Decision:** Permitted
**Decision Date:** 2022-02-08
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/8408-braddan-moon-cottage-1-extension-dwelling/documents/944718

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# DEC Officer Report

## PLANNING OFFICER REPORT AND RECOMMENDATIONS

**Application No.:** 21/01525/B
**Applicant:** Mr & Mrs Martin Leivers
**Proposal:** Alterations and erection of an extension to existing dwelling
**Site Address:** Moon Cottage 1 Port Jack Onchan Isle Of Man IM3 1ED
**Planning Officer:** Mr Peiran Shen
**Expected Decision Level:** Officer Delegation
**Recommended Decision:** Permitted
**Date of Recommendation:** 04.02.2022 _________________________________________________________________

## 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. This application will unify the existing modern elements on the existing dwelling as well as the rest of the terrace.

Plans/Drawings/Information; This approval relates to the documents, planning statement, location plan, site plan and drawing no's 03 and 04, as having been received on 15th December 2021. _______________________________________________________________

## Interested Person Status

Additional Persons

None _____________________________________________________________________________

## Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of Moon Cottage, 1 Port Jack, Onchan, a two-storey end-of-terrace dwelling located on the north of King Edward Road, near its junction with Royal Terrace.

1.2 The terrace of which 1, Port Jack is part, is two - two and a half storey. The first three properties - number 1, and Tanfastic alongside, are taller than the rest of the terrace to the northeast with decorative balconies and large, modern dormers in the front roof planes: the remaining structures - Boho Casual Dining and Port Jack Chippy and Diner are lower and have plainer frontages with modern plastic-framed windows and doors. The lower properties have a short pitch on the front of the frontage with the majority of the roof flat, which is visible from the upper road which slopes down from Royal Avenue West and Imperial Terrace so that all of this flat roofing is visible. Number 1 is the only wholly residential property within the terrace. - 1.3 The northeast section of the terrace is slightly lower than the other part, less ornate and the step-up between Boho Casual Dining and Tanfastic is marked by a decorative timbered section of wall and a short section of the hipped roof which is currently finished in grey polycarbonate matching the flat roofing lower down to the northeast. This is visible across the flat roofing from a vantage point alongside a bin storage area off Port Jack (B57). - 1.4 The view of the rear of the terrace becomes less clear as one proceeds uphill. When level with the rear of 1, Port Jack, if one looks over the wall, the rear of this property is clear as are the flat-roofed dormers and roofing of 2 and 3. The visible part of the rear of number 1 constitutes the rear pitch of the roof together with a tiled hip the profile of which is also visible from the front.

2.0 THE PROPOSAL - 2.1 It is proposed to alter the roof of the property to install a flat-roofed dormer at the rear and extend the existing hip to allow additional headroom in the roof space of the property. These works will result in the property having the same finish at the rear as the rest of the terrace and from the approach from the southwest, the property will have a gable end rather than the existing short section of hip. - 2.2 Also proposed are other alterations: on the front elevation, the existing large window is to be replaced by patio/bi-fold doors with the existing door alongside changed to a full-height window. - 2.3 The existing decorative render that mimics timber work is to be replaced on the ground floor by a white painted render and that above is to be replaced with anthracite-coloured cladding which extends to the side elevation and the new section of the gable at the secondfloor level. The existing timber balcony balustrade is to be replaced with a glazed feature with an anthracite-coloured handrail on top and the cheeks of the existing dormer are to be refinished in the anthracite-coloured cladding. - 2.4 The glazing in the dormer and on the ground floor and the gable is to be simplified (this does not require planning approval). An additional window is to be introduced to the top floor of the gable.

3.0 PLANNING HISTORY - 3.1 Alterations to convert shop and dwelling into dwelling was APPROVED under PA 87/04511/B. - 3.2 Installation of replacement dormer window was APPROVED under PA 84/00951/B.

4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Mixed Use in the Area Plan for the East. - 4.2 The site is within an area with a low likely hood of suffering surface water flooding. Strategic Policy

4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: Principles of Developments - 4.4 General Policy 2, which provides an overall requirement for all development, 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; (f) incorporates where possible existing topography and landscape features, particularly

trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality;

- (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
- (n) is designed having due regard to best practice in reducing energy consumption."

Visual Design

4.5 Strategic Policy 3 and Environment Policy 42 focus on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. - 4.6 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island." Then, - 4.7 Paragraph 4.3.11 of the Strategic Plan states: "a new building cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development" - 4.8 Environment Policy 34 states: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred." Flooding - 4.9 Environment Policy 10 states: "Where development is proposed on any site where … there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission." - 4.10 Environment Policy 13 states: "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted." Other - 4.11 Community Policy 7, 10 and 11 state that the design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. In addition, development should also provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes." - 4.12 Infrastructure Policy 5 particularly states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources."

- PPS and NPD
- 4.13 There is no relevant Planning Policy Statement or National Policy Directive applicable to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Legislation - 5.1 There is no relevant legislation that directly applies to this application. Strategy and Guidance - 5.2 The Residential Design Guide (July 2021) provides guidance on the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. Therefore, it is considered that the Guide is materially relevant to this application. - 5.3 RDG 4.10 Dormer Extensions sets out some key considerations. These include a general concern for the potential impact on the character and appearance of both the individual property and the wider street scene. There is also a concern for overlooking if not created for a non-habitable room with obscured glazing. There is a general assumption against dormers if they are publicly visible. It should generally have a pitched roof. Finishing in a tile or tiled like material can reduce the visual impact. The position and size should be secondary to the roof which will be positioned on. - 5.4 RDG Chapter 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself. - 5.5 RDG Chapter 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy. Other Material Considerations - 5.6 There is no other material considerations considered relevant to this application.

6.0 REPRESENTATIONS - 6.1 Onchan District Commissioners has no objection to this application (25.01.2022). - 6.2 Highway Services does not oppose this application (06.01.2022). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking.

7.0 ASSESSMENT - 7.1 The key considerations for this application are its impact on the house itself, on the character and streetscene of the area and on neighbouring amenities. Design of the House Itself - 7.2 The building had some original and attractive features. However, many of these had been lost over time. The roof tiles, small dormer, timber shopfront, smaller first-floor windows had all been replaced with more modern components. This is the same situation with the other properties of the terrace, some even more significantly than the site. As a result, the general character of the terrace now is a group of semi-modern properties with some traditional elements. The mix of traditional modern elements has made the terrace an eyesore along the coast road rather than the nice focus point it used to be. - 7.3 The biggest traditional element remaining is the faux decorative timber work on the front facade and side elevation. However, even this is actually painted render, meaning there is

- no structural appearance to preserve by this point. The loss of the decorative faux timber work will no doubt result in a visual change to the building.
- 7.4 However, while being a feature worth preserving, as mentioned in 7.2, the mix of traditional and modern elements are more confusing than appealing. The proposed finishing would match the other more modern elements, such as the large picture windows and the flatroof front dormer. The new finishes of the white painted render and the anthracite-coloured cladding and handrail will maintain the colour contrast within the finishes on the existing building albeit in a different style and arrangement. Therefore, it is considered that the proposed finish respects the design of the existing house and is acceptable.
- 7.5 Both hipped and pitched roofs are traditional roof styles. In addition, the pitched roof will make the existing front dormer looks more subordinate to the main roof than the existing look. Therefore, it is considered that conversion from a hipped roof to a pitched roof would have a neutral impact on the character of the building.
- 7.6 The rear flat-roof dormer, although not favourable, and has the same ridge height as the main dwelling, is consistent with the adjacent terrace and create a more unified roofscape. Therefore, the flat-roof dormer is considered acceptable.
- 7.7 The replacement and additional windows and doors are considered an improvement to the front element compare to the existing one as the framework are much less chaotic than the existing one. Character and Streetscene
- 7.8 The south and front elevation will be visible to the user of King Edward Road. As one end of the terrace, its appearance has a defining perception of the entire terrace.
- 7.9 As mentioned in 7.2-7.4, the more unified modern appearance better reflect the existing flat-roof dormers and picture windows. Therefore, the finishing is considered to have a positive impact on the character and street scene of the area.
- 7.10 The side of the rear dormer will be visible on the approach to the property but will be slightly set back from the gable and partly recessed into the planted cliff face beside it, reducing its impact as well as its finish in the dark coloured cladding. It will also look not out of place when contrasted with the existing large front dormer. Therefore, the impact of the rear dormer and the conversion to pitched-roof on the character and streetscene of the area is considered acceptable. Neighbouring Amenities
- 7.11 The rear elevation of the terrace faces directly onto a cliff. The proposed dormer will not further reduce the lighting or outlook of the neighbouring property than the cliff. Therefore, it is considered that there is no impact on the neighbouring amenities. Flooding
- 7.12 Although the site is susceptible to flooding, the majority of the proposals are cosmetic, and, as a whole, would not enlarge the activity conducted on the site. Therefore, it is considered that there is no need for a flood risk assessment as there is no increased harm.

8.0 CONCLUSION - 8.1 The proposal will unify the existing modern elements on the existing dwelling as well as the rest of the terrace. Therefore, it is recommended for an approval.

## - 9.0 INTEREST PERSON STATUS

9.1 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 which 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.

9.2 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: 07.02.2022 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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*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/8408-braddan-moon-cottage-1-extension-dwelling/documents/944718*