DEC Officer Report

Application No.: 19/00741/B Applicant: Mr & Mrs Eric Hotchkiss Proposal: Creation of two bay windows and formation of French doors from existing window to front elevation and alteration to existing side window Site Address: Slaidburn Peel Road Ballacraine St Johns Isle of Man IM4 3LR Planning Officer: Mr Paul Visigah Photo Taken: 23.07.2019 Site Visit: 23.07.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.08.2019 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information:

This approval relates to drawing number EH/2/19 and Photograph date stamped and received 2 July 2019. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report SITE

1.1 The site represents the existing residential curtilage of Slaidburn, Peel Road, Ballacraine, St John located to the north of the A1 as you approach St John's from Crosby. The

property is a detached single storey dwelling with spar dash rendered wall painted white. The three windows on the front elevation are white upvc casement windows of differing sizes and proportions, while the roof is made of grey slate tiles.

PROPOSAL

2.1 The application seeks approval for the creation of two bay windows and formation of French doors from existing window to front elevation and alteration to existing side window.

2.2 The works will involve the alteration of the windows on both sides of the main entrance to create bay windows that will project out 1m from the building line, with the three windows forming the bay area 1m wide. These 1.5m high bay windows will be formed by hard wood frames and would have sliding sash openings. - 2.3 Other works will involve the removal of the window on the extreme right of the front elevation and its replacement with French doors 1.2m x 2.2m and will slot into the existing window width. There will be no increase in the width of the opening. This window will also be set in hardwood frame units and double glazed with low e coating, and fitted with trickle vents 8000mm2. - 2.4 Additionally, the window on the west elevation will be lowered to increase its height from 900mm to 1.5m while its width will be retained as existing.

PLANNING POLICIES

3.1 In terms of local plan policy, the application site is within an area recognised as being "Residential" under the St Johns Local Plan 1999 and the site is not within a conservation area and as such the following components of the Strategic Plan will be vital in the assessment of the application.

3.2 General Policy 2 of the Strategic Plan is considered applicable, which 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; (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."

PLANNING HISTORY

4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

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

5.1 Department of Infrastructure (DOI) Highways Division although consulted on 16 July 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

5.2 German Parish Commissioners although consulted on 16 July 2019, have not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application ASSESSMENT

6.1 The main issues to be considered in the assessment of this application are the impact of the proposed development upon the character and appearance of the individual property and the potential impact upon neighbouring amenities.

6.2 Impact on the character or appearance of the dwelling/ Energy Consumption

• 6.2.1 The dwelling in its present state does not have any characteristic architectural appeal and as such does not stand out on the street scene, although it is visible from the A1. It is, however, worth noting that the works will only be visible from the highway when directly opposite the dwelling as you approach the site from both sides of the highway due to the presence of 2.5m hedges bordering the front elevation of the abutting properties Green Acres and Artryn. These screen the dwelling from both approaching views until when directly in front of the dwelling. The existing windows on both sides of the entrance door are of varying proportions and as such there is no symmetry between the windows. The installation of the bay windows will restore balance to the window positions as they will be made to have similar proportions and positioning. Besides, the bay windows will help to diffuse the intensity of light getting into these rooms which are south facing.
• 6.2.2 Regarding the proposed French doors to the front elevation, its addition will improve the level of lighting and heat getting into the bedroom. Additionally, the double glazing will improve the energy saving capability as it will replace a window that is not double glazed.
• 6.2.3 The increased side window will improve the flow of light getting into the stairs leading to the attic, in addition to improving the energy efficiency of the space.
• 6.2.4 Overall, it is considered that the proposed works will not have any negative impacts on the character of dwelling since its appearance will be enhanced by the alterations; from the plain views to possessing a form that is an improvement on the existing. The energy efficiency of the dwelling will also be enhanced by the proposed works.

6.3 Impact on neighbouring properties

• 6.3.1 The development will not have any impact on any of the neighbouring properties. This is hinged on the fact that although the size of the windows will be increased, with the angle of view expanded, the distance to the nearest property with the potential for any form of overlooking (Ashleigh) is 25m away; thus diminishing any chance for overlooking to occur. Besides the windows on the east and west elevations of the dwelling are on the same building line and as such the projection of the bay window will not result in any views into these properties to result in privacy concerns. Also, there are no identifiable impacts created by the creation of the French doors on the neighbouring properties.
• 6.3.2 It is also vital to note that the alteration which results in lowering the window to the west elevation will not have any impacts on the neighbouring property. This is hinged on the fact that the neighbouring property (Artryn) does not have any window in a position to be overlooked on this elevation. Besides, there is a 1.8m timber fence on the boundary with these properties; which screens every view.

CONCLUSION

7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;

• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 12.08.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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