**Document:** DEC Officer Report
**Application:** 20/00256/B — Alterations and erection of extension, attached garage and first floor terrace
**Decision:** Permitted
**Decision Date:** 2020-04-16
**Parish:** Michael
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/12793-kirk-michael-tamarisk-extension-garage/documents/994616

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# DEC Officer Report

**Application No.:** 20/00256/B
**Applicant:** Mr Keith & Mrs Elaine Fritton
**Proposal:** Alterations and erection of extension, attached garage and first floor terrace
**Site Address:** Tamarisk Main Road Kirk Michael Isle Of Man IM6 1AJ
**Planning Officer:** Mr Paul Visigah
**Photo Taken:** 19.03.2020
**Site Visit:** 19.03.2020
**Expected Decision Level:** Officer Delegation
**Recommended Decision:** Permitted
**Date of Recommendation:** 06.04.2020 _________________________________________________________________

## 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 application is considered to accord with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016.

### Plans/Drawings/Information;

This approval relates to the Planning Statement, Drawings P-01 (Location Plan) and EX-01 (Existing Plans, Elevations and Sections), P-02 (Proposed Floor Plans) and P-03 (Proposed Elevations and Typical Section) date stamped and received on 25th February, 2020.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The application site represents the curtilage of an existing property, "Tamarisk" which is a two storey detached property with a large rear garden. The property is located along Main Road in Kirk Michael, is bordered by "Borodaill" to the north, "Brynwood" to the south and faces east onto the A3 main road (TT Course) and across the road towards the playing fields of Michael Primary School. The building is set back from the abutting highway with the entire front garden covered in gravel. There is a 2.2m hedge which runs along the stone/masonry wall, only broken up by the vehicular and pedestrian access at set sections. - 1.2 The immediate area is characterised by a range of detached and semi-detached which are particularly modern, with distinct designs and scales. The dominant materials tend to be smooth or rough cast render and slate roofs with a significant number of the properties having steeply pitched and flat roofed dormers, and flat roof elements on their front and side elevations serving garages and other utility spaces. THE PROPOSAL

2.1 Full planning approval is sought for alterations and erection of extension, attached garage and first floor terrace. - 2.2 The proposal would involve the following:

- 2.2.1 Erecting a ground floor extension on the right side elevation of the existing front elevation that will run along the entire norther elevation and be 24.3m x 6.6m (projecting 10.1m beyond the rear elevation and 3m beyond the position of the existing garage on the front elevation). This extension will be 5.8m wide on the front elevation, a width that will run at a depth of 6.2m forming the new, replacement garage. A white composite garage door will be installed on the garage
- 2.2.2 At the rear of the new garage and within this side extension, a new stairway and shower to serve the proposed pool, a WC and an ensuite to serve the master bedroom will be erected.
- 2.2.3 Also, a new pool area measuring 6.2m x 13.8m will be created. This pool area will have a pool 3m x 8m. A plant room 2.4m x 3.6m will be built below the pool area with an external access created on the east elevation via a stair to this basement floor. Two bi-folding doors 3m wide will be installed on the left side elevation of the pool area with access to the sun terrace. White UPVC framed double glazed wall glazing 4.5m wide and following the shape of the gable will be installed on the rear elevation of the pool area.
- 2.2.4 Erecting a first floor extension above the garage and utility areas for the pool. This floor will comprise a dormer bedroom, stairs for access, ensuite and roof terrace with access to the front elevation of the dwelling. A 1.1m high glass balustrade will be installed along the edges of the terrace on the front elevation. Overall 1.1m guarding to external terrace, low wall/glass balustrade.
- 2.2.5 Increasing the rear sun terrace area to create a larger terrace that will connect the side of the sun room to the end of the pool area.
- 2.2.6 Additional works will include the installation of new solar panels on the roof of the new extension, confined within the rear of the dwelling. There would be other internal alterations that would re-order the arrangement of the spaces within the dwelling. All external windows will be replaced with white UPVC double glazed windows.

2.3 The applicant provided a brief Planning Statement which highlights the key factors that have necessitated the proposal. These include:

- i. The need to build a wider garage that will be more suitable for a wheel chair user since the applicant would need his vehicle door to be fully open when he exits/gets in. The standard garage is too narrow which limits the use of wheel chairs as the opening on the car door is restrained.
- ii. The need to bring the garage forward to enable ease of access from the garage to the main house. The current garage does not have direct access to the house and as such the applicant gets wet in wet weather when exiting the garage or entering from the main house.
- iii. The applicant's physiotherapist has recommended constant pool exercises to facilitate recovery for his ailing legs. Owning a private pool will ensure he has daily pool exercises at the applicant's comfort.
- iv. Creating a guest bedroom and ensuite with terrace for use by visiting family and friends. The existing property only has two bedrooms. PLANNING POLICY

3.1 The application site is within an area of "Predominantly Residential Use" under the Kirk Michael Local Plan, which was adopted by Tynwald in 1994. The site is also located within the Kirk Michael Conservation Area. Given the established residential nature of the area and the location of the property, it is appropriate to consider the following policies and paragraphs of the Isle of Man Strategic Plan. - 3.2 General Policy 2:

"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 and (g) does not affect adversely the amenity of local residents or the character of the locality; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (n) is designed having due regard to best practice in reducing energy consumption.

3.4 Paragraph 7.29.2 Development proposals within Conservation Areas will be expected either to preserve or enhance their character or appearance. Development proposals should be in accordance with the Department's conservation policies set out in Planning Policy Statement 1/01, "Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man." There is generally grant assistance available to help in the use of appropriate materials and positive and appropriate development within Conservation Areas. - 3.5 Environment 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. - 3.6 Planning Policy Statement 1/01, policy CA/2 echoes the guidance in EP35 about the need to acknowledge the special character of a Conservation Area in applications for development.

3.7 The Residential Design Guidance 2019 provides advice on the design of new residential development and how to assess the impact this will have on the living conditions of adjacent residential property. PLANNING HISTORY - 4.1 The property has been the subject of a number of applications which are considered to be materially relevant in the assessment and determination of this application:

- 4.1.1 PA 00/01679/B - Creation of new vehicular access - Permitted
- 4.1.2 PA 04/00617/R - a) Retrospective application for the erection of a sun lounge to replace conservatory, repairs to existing and installation of an additional roof dormer - Permitted
- 4.1.3 PA 04/00617/PART- b) Retrospective application for the rebuilding of front wall Approved at Appeal
- 4.1.4 PA 06/00924/B - Extension of existing storm porch - Permitted
- 4.1.5 PA 09/00567/B - Extension to rear elevation - Permitted

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in a letter dated 19 March 2020.

5.2 There has been no written representation made regarding the current planning application by the Michael Commissioners at the time of writing this report, although they were consulted on 13 March 2020.

## ASSESSMENT

- 6.1. The fundamental issues to consider in the assessment of the current application are:

- i. The impact of the development on the character and appearance of the property and the street scene, and the Conservation area.
- ii. The impact on the neighbours.
- iii. Impact on energy and water consumption

6.2 Impact on the character and appearance of the property and the street scene and the Conservation Area

- 6.2.1 Whilst significant sections of the proposed development would be visible from the abutting highway, the location of the property (set some distance from the highway), the position of most of the extension work (at the rear), as well as the nature of the boundary treatment will ensure that they remain subordinate on the property and within the street scene. It is also noted that the street scene comprises a mix of building designs, styles and property sizes which makes the proposed change fit seamlessly into the existing street scene which is diverse in its current state.
- 6.2.2 Likewise, the use of matching roof tiles, the external wall finishing which mirrors that on the main dwelling, the preservation of the existing roof pitch and roof structure, in addition to the addition of modern elements which reflects the modern character of the dwelling will bring about a uniform appearance throughout, enabling a more successful integration of the new elements with the main dwelling; thereby enhancing the overall appearance of the property.

- 6.2.3 In terms of the impact upon this modern property, the proportions, form, scale, design and finish of the extensions are such that the proposal would form an appropriate form of development. Accordingly, it is considered the proposal would not have significant impacts upon the amenities of the existing property, the street scene, or the Conservation Area to warrant a refusal. As such, any impact on the character and appearance of the area and the site itself would be minimal and in accordance with General Policy 2 and Environment Policy 35.
- 6.3 The impact on the amenities of the neighbouring dwellings

- 6.3.1 The development is considered to have negligible impacts on neighbouring amenity. The introduction of a window on the side elevation of which only serves a non-habitable room (the garage) and the fact that only roof lights will be installed on the first floor level on this elevation will ensure that overlooking is not created by the proposed works enough to impact on the neighbouring dwelling Borodaill.
- 6.3.2 Whilst the works to create additional apertures on the southern to provide lighting for the pool room, views to Brynwood, the abutting property on the southern elevation would not be obtainable. This is hinged on the fact that these opening will be on the ground floor, effectively restricted by the 3m hedge which forms the rear boundary treatment between both dwellings. It is noted that views to Brynwood are obtainable from the roof terrace on the front elevation; however, any impacts will be limited by the fact that the boundary treatment along the front gardens of the application site and Brynwood allows intervisibility which diminishes any impacts.
- 6.3.3 Based on the foregoing, it is considered that the proposed development will not result in any form of overlooking, detriment to the outlook of the abutting dwellings or any impacts on neighbouring amenity sufficient to warrant refusal. As such, the proposal complies with GP 2 (g).
- 6.4 Energy and water consumption

- 6.4.1 The installation of the solar panels at the site is not considered to have any significant impacts on the application property or the locality and will accord with the general support given to the introduction of renewable and alternative energy sources as set out in the Strategic Plan, and is not required to provide an EIA. Their introduction here is expected to help contribute to the overall operation and energy efficiency of the property which is a modern one. In this respect the proposal is considered to comply with paragraph 12.2.8 and Energy Policy 4 of the Strategic Plan. Some of this could be erected without planning approval under the Permitted Development Order once the extension is complete. Likewise, the replacement of the existing windows with double glazed windows will enable to property to be more energy efficient, complying with GP2 (g).
- 6.4.2 Granting the new pool to be created within the new extension will increase the water consumption for the dwelling, increasing the water demand for the area, it is not considered that this will be unacceptable as the pool is for family use with limited need for constant water replacements. Besides, the pool has been created to serve as a physiotherapy tool that will aid the applicant's leg recovery; a recommendation by his physiotherapist who has recommended walking in water as the best exercise for his ailing legs. This aligns with one of the core aims of the Strategic Plan contained in Section 2.3 since it will progress the social well-being of mobility challenged individual on the Island.

6.5 Accordingly, given the nature of the proposed works and the fact that the proposed works would have negligible impacts on the main dwelling, the street scene or neighbouring amenity, it is considered that the proposed would preserve the character of the dwelling and street scene, as well as the Michael Conservation Area.

## CONCLUSION

7.1 It is concluded that the development proposed is acceptable when assessed against the relevant policies and the existing built environment context. It is recommended that the planning application be approved. 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.

Decision Made : Permitted Date: 07.04.2020 Determining officer

Signed : S CORLETT Sarah Corlett 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 onlineservices/customers and archive records.

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*Canonical page: https://planningportal.im/a/12793-kirk-michael-tamarisk-extension-garage/documents/994616*