**Document:** DEC Officer Report **Application:** 23/00219/B — Single storey Kitchen extension & internal alterations to a private dwelling. **Decision:** Permitted **Decision Date:** 2023-05-22 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/10032-rushen-water-edge-extension-dwelling/documents/966811 --- # DEC Officer Report **Application No.:** 23/00219/B **Applicant:** Mr & Mrs Drew & Deborah McGreevy **Proposal:** Single storey Kitchen extension & internal alterations to a private dwelling. **Site Address:** Water Edge 16 Lime Street Port St Mary Isle Of Man IM9 5EF **Planning Officer:** Mrs Vanessa Porter **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 15.05.2023 ## 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. Overall the proposal is deemed acceptable form of development which should not prejudice the proposed Conservation Area and as such complies with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016. ## Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 23rd February 2023; - o Drawing No. 2204:01 - o Drawing No. 2204:02 - o Drawing No. 2204:03 - o Drawing No. 2204:04 - o Drawing No. 2204:05 - o Design Statement _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE 1.1 The application site is within the curtilage of "Waters Edge," 16 Lime Street, Port St Mary which is an end of terrace three storey property situated to the North East of Lime Street. The property fronts onto Lime Street, with the rear backing onto the harbour. - 1.2 "Waters Edge" is the tallest property within the immediate vicinity, of which most are two storey properties. The rear of the surrounding properties are mixed in appearance with several different extensions/ boundary treatments. THE PROPOSAL 2.1 The current planning application seeks approval for several different parts including but not exclusive to the following, - Erection of an extension to the rear of the property with a cat slide roof which is to measure - 3.7m by 4.5m with an approximate height of 3.3m. The proposed extension is to have four rooflights measuring 0.55m by 1.18m and is to have a metal standing seam roof. - - Enlargement of dormers to the rear elevation to accommodate a larger window and the installation of French doors with Juliette balcony. - - Removal of door to existing ground floor bay and reinstallation of window. - - Replacement windows to the rear - - Rebuilding the walls and posts to front elevation. PLANNING HISTORY 3.1 The site has had several previous applications of which PA21/00846/B is the most relevant and was for the "installation of replacement windows to front elevation" and was Permitted. PLANNING POLICY - 4.1 The site lies within an area zoned as "Predominantly Residential" upon the Area Plan for the South. The site is not within a Flood Risk Zone but is situated within a proposed Conservation Area for Port St Mary. 4.2 Whilst the site is only within a proposed Conservation Area, it is still relevant to consider Environment Policy 35 and Planning Policy Statement 1/01, CA/2 which require development within a Conservation Area is required to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the surrounding area. As the area is within a proposed Conservation Area, it is necessary to ensure that the proposed development would not prejudice the future Conservation Area designation. 4.3 Also relevant to the assessment of the application is General Policy 2 of the Isle of Man Strategic Plan 2016 which sets out "development control" considerations, the Residential Design Guidance 2021 and Planning Circular 1/98. REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summery; 5.2 Highway Services have considered the proposal and state, "- After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking." (16.03.23) - 5.3 Port St Mary Commissioners have considered the application and state they have no objections. (31.03.23) ## ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application is the potential impact of the proposal on the character and appearance of the property and the wider streetscene and whether there would be an impact on the neighbouring properties. - 6.2 CHARACTER AND APPEARANCE - 6.2.1 There is a general presumption in favour of extensions and alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general, which is mirrored in Environment Policy 35 which seeks that development would preserve or enhance the Conservation Area. - 6.2.2 When looking at the proposed alterations to the proposal, including the enlarged dormers, window alterations and the installation of a Juliet balcony and French doors, all these alterations in terms of the character and appearance of the streetscene are deemed acceptable and should not prejudice any further Conservation Area designations. - 6.2.3 Turning towards the proposed rear extension and the impact upon the streetscene and Conservation Area, as well as Paragraph 8.12.1 and Environment Policy 35, General Policy 2 and The Residential Design Guidance 2021 lend guidance of which the Residential Design Guidance specifically states the following regarding extensions, "3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitched roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a deliberate design decision has been made to adopt a different approach." - 6.2.4 When looking at the proposed extension, the proposal is modern in its appearance with a standing seam roof and glazing. Overall the appearance of the proposal is deemed acceptable and suitable for the site it is it be situated upon. 6.3 NEIGHBOURING AMENITY - 6.3.1 Another factor when looking at extensions such as this is whether they would create an impact on the neighbouring properties amenities, especially when accounting for the enlarged dormers and Juliet balcony. When looking at the streetscene, there are already several types of balconies as such the proposal is unlikely to add any additional or perceived overlooking above and beyond what is already in place. CONCLUSION 7.1 For the above reasons the proposal is considered to comply with Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable. 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: 18.05.2023 Determining officer Signed : J SINGLETON Jason Singleton 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/10032-rushen-water-edge-extension-dwelling/documents/966811*