DEC Officer Report

Application No.: 20/00085/B Applicant: Mr Mark Wardle Proposal: Extension of existing dormer window Site Address: 1 Ballafurt Close Port Erin Isle Of Man IM9 6HS Planning Officer: Mr Paul Visigah Photo Taken: 12.02.2020 Site Visit: 12.02.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.03.2020 _________________________________________________________________

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. It is considered that the planning application is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016 and the relevant sections of the Residential Design Guide

Plans/Drawings/Information;

This approval relates to drawing numbers 19/33/01 and 19/33/02 date stamped and received 27/01/2020. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report SITE

1.1 The application site is the residential curtilage of 1 Ballafurt Close, Port Erin, which is a detached bungalow with attached garage on the main frontage and at the rear elevation. The

• property is located on the eastern side of a residential cul-de-sac, and has its side elevation fronting onto Ballafurt Road.
• 1.2 The dwellings in the estate are all bungalows of varying styles and massing, with most having front porches, bay windows, differing colours of brick features, stone facings, extensions both forward and rearward of the building line.

PROPOSAL

2.1 The proposal seeks planning approval for extension of the existing dormer window. - 2.2 The proposed works would extend the existing 2.2m wide rear dormer by 4m, making the dormer 6.2m wide. A new window 2.8m x 900mm will be installed on the dormer to increase lighting to the space. There would be no changes to the height of the dormer, its depth, position below the roof ridge as well as its distance to the eaves. - 2.3 Additional works would involve the installation of a Velux roof light 900mm x 800mm on the rear roof pane. Also, the existing non-functional chimney stack on this elevation of the dwelling, positioned by the existing dormer would be removed to enable the extension of the rear dormer. - 2.4 The dormer would be finished with white UPVC windows to match the existing windows on the dormer. As well, grey fibreglass roof will be installed on the roof, while white UPVC gladding will be used for its external walls. PLANNING POLICY

3.1 The site lies within an area designated on the Area Plan for the South (Map 7)2013 as 'Residential' and the site is not within a Conservation Area. As such, the following parts of the Strategic Plan are relevant: - 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". (n) is designed having due regard to best practice in reducing energy consumption.

3.3 Section 8.12.1 focused on Extensions to Dwellings in built up areas or sites designated for residential use states thus:

"As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".

3.4 Sections of the Residential Design Guide 2019 will also be vital in the assessment of the application.

• 3.4.1 Section 4.6 states:
• 4.6.1 Dormer extensions are often problematic as they can adversely affect the character and appearance of both the individual property and the wider street scene. Unless they are for nonhabitable rooms such as bathrooms with obscured glazing, they can also create overlooking.

They are unlikely to be supported where they are publically visible, unless they already form a positive characteristic of the property or street scene.

• 4.6.2 There are various types, and applicants should consider which is most appropriate for their house. Traditional properties should avoid having flat roof dormers, as pitched roofed dormers may be more appropriate. Flat roofed dormers can appear as clumsy additions to a roof pitch if they are overly long or tall, or if they are as tall as the ridge. Therefore they are only generally appropriate on more modern properties (1960/70's bungalows) and/or properties where the area is characterised by houses with flat roofed dormers. Finishing the front and cheeks of the dormers in a tile or tile like material can reduce this impact.
• 4.6.3 The position within the roof plane, size and proportion are also important aspects to consider. The size of any dormer should be secondary to the size of the roof in which it will be positioned. Therefore, dormers that would be as wide as the house and run flush or close to the elevations/roof ridge of the house will not normally be supported. PLANNING HISTORY

4.1 The application site has been the subject of three previous planning applications, none of which are considered to be materially relevant to the assessment of the current planning application.

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 17 February 2020.

5.2 Port Erin Commissioners have stated that they support the application in a letter dated 13 March 2020.

ASSESSMENT 6.1 In considering an extension such as this in a residential area, it important to have specific regard to potential impacts on neighbours and their amenity, and the appearance of both the site itself and the street scene or character of the area.

6.2 Impact on Neighbours

• 6.2.1 The key considerations in terms of impact on neighbours are risks of overshadowing and/or overlooking and loss of privacy to dwellings within 20 metres. This is set out in detail in the Planning Directorate's recently published Residential Design Guidance (July 2019). Where new window apertures would have view onto or into neighbouring habitable windows or gardens within 20m (depending on topography), the risk of overlooking and loss of privacy is increased. In this case, the building most likely to be impacted would be Cotswold, situated on the northern boundary of the application site. No other properties would be within close to 20m and likely to be affected. It is noted that the absence of windows to habitable rooms on the affected elevation on the adjacent dwelling the nature of the boundary treatment which is a 2.5m hedge would make any impacts negligible.

6.3 Impact on Appearance of the Dwelling and the Street Scene

• 6.3.1 The main consideration in this assessment is the appearance of the proposal and what impact, if any, it would have on the appearance of the area and the dwelling itself. Again, the Residential Design Guidance is referred to, which states:

"Flat roofed dormers can appear as clumsy additions to a roof pitch if they are overly long or tall, or if they are as tall as the ridge. Therefore they are only generally appropriate on more modern properties (1960/70's bungalows) and/or properties where the area is characterised by houses with flat roofed dormers. Finishing the front and cheeks of the dormers in a tile or tile like material can reduce this impact.

The position within the roof plane, size and proportion are also important aspects to consider. The size of any dormer should be secondary to the size of the roof in which it will be positioned. Therefore, dormers that would be as wide as the house and run flush or close to the elevations/roof ridge of the house will not normally be supported."

• 6.3.2 With regard to the dwelling, it is of no particular architectural merit and of a simple modern design. Besides, this elevation of the dwelling already has a flat roof dormer with the proposed works only increasing the width by 4m and adding a window 2.8 x 900mm. It is also noted that the affected elevation which fronts unto a rear access lane, with limited views from the main thoroughfare. It must also be considered that the dormer would be set considerably lower than the roof ridge (1m) and the positioning set back from the eaves would ensure that it remains subordinate within the roof pane. As well, the use of cladding on the face similar to the main roof cover, and slightly below the roof ridge, would ensure it maintains a secondary appearance and therefore not appear as an intrusive or unacceptably tall alteration to the building or the street scene.
• 6.3.3 With regard to the impact of the roof light to be installed on the rear roof elevation, it is noted that a number of properties within Ballafurt Close have roof lights installed on their roofs. As such, the proposal is considered to be an acceptable alteration to the dwelling.
• 6.3.4 Overall, the proposal is considered to be acceptable within the street scene and without detriment to the residential amenity of the dwelling and the adjacent properties.

CONCLUSION

7.1 For the above reasons, it is concluded that the planning application would not harm the appearance of the dwelling, the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. 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: 30.03.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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