DEC Officer Report

Application No.: 19/00865/B Applicant: Mr & Mrs T Wadeson Proposal: Alterations, extension to existing conservatory and erection of a two storey extension to house a lift shaft Site Address: 13 Queens Valley Ramsey Isle Of Man IM8 1NG Planning Officer: Mr Nick Salt Site Visit: 21.08.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.10.2019 _________________________________________________________________

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.

• C 2. The external finishes of the lift shaft shall match those of the existing building in respect of type, colour and finish.

Reason: In the interest of the appearance of the building in accordance with General Policy 2 of the IOM Strategic Plan.

Plans/Drawings/Information;

This decision relates to the following plans and drawings date stamped as received on 31st July 2019:

• o 2965/19 (01) 001 - Existing Plans, Elevations, Location & Site Plan And amended plan received 13th September 2019:
• o 2965/19 (03) 100 Rev A - Proposed Plans & Elevations _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of 13 Queens Valley, a large detached two storey dwelling in a modern cul-de-sac characterised by similar large modern dwellings in Ballure. The dwelling, including its single storey adjoining garages, is comprises of an 'L' shape, with a ground floor conservatory on the outer corner of the building. The rear of the site is bounded by a tall stone wall and vegetation to the A2 Road

2.0 THE PROPOSAL - 2.1 Proposed are the following two alterations:

• a) the replacement of the existing conservatory with a new lean to single pitch tiled sunroof with velux roof lights. The sunroom would largely follow the same footprint of the existing conservatory. And;
• b) a lift shaft approximately 2x2m which would follow the northern wall of the main dwelling from ground level up to roof level. The top of the lift shaft would feature a small pitched roof to follow the ridge profile of the main roof. Finishes would match the main dwelling.

- 3.0 PLANNING POLICY

3.1 The proposal site is situated in an area covered by the Ramsey Local Plan 1998. Within this plan it is zoned as Predominantly Residential. The site is not within a Conservation Area. - 3.2 The Isle of Man Strategic Plan 2016 sets out some general policies which should be considered when assessing an application in an area zoned as such. General Policy 2 (in part) is key to this application; "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."

3.3 Whilst not planning policy, the Department's recently published Residential Design Guidance (March 2019) will be referenced in this report and is capable of being a material consideration.

- 4.0 PLANNING HISTORY

4.1 The most recent planning application on the site was 09/00646/B which granted approval for the existing conservatory and porch extensions. - 5.0 REPRESENTATIONS

5.1 DoI Highway Services have confirmed that there is no highways interest in this application (09.08.19).

5.2 Ramsey Commissioners have no objections to the application (22.08.19). - 6.0 ASSESSMENT

6.1 The key considerations in the assessment of this application are the potential impacts of the proposal on the character and appearance of the site dwelling, wider street scene and Conservation Area, and the amenity of the neighbours.

6.2 Character and Appearance

• 6.2.1 From the wider area, the works proposed will not be readily visible. They would be hidden from view from the Queens Valley cul-de-sac, and largely screened from the A2 road by the mature vegetation and the large stone wall along the rear boundaries of the Queens Valley properties.
• 6.2.2 The most likely impact therefore would be on the character and appearance of the site itself. As with the wider cul-de-sac, No.13 is modern in design and construction, the replacement sunroom proposed is in keeping with the overall design of the house and is considered acceptable. 5.3.2 of the Residential Design Guidance states:

"Consideration should be given to the relationship between the new building/extension and surrounding properties/the original part of the building, for example matching the brick/stone/render and colour/type, the mortar joints and continuing string-courses or continuation of plinths, string courses, decorative brickwork, bargeboards and fascias. For extensions, the position of joinery details should reflect those of the original building, this is especially relevant to more period/traditional dwellings. Consideration should also be given to the most appropriate pattern, texture and type of roof tiles/slates."

It is considered that the sunroom proposed would accord with the above.

• 6.2.3 The proposed lift shaft is of a somewhat more unusual design and whilst it is not so large and out of keeping with the dwelling so as to be unacceptable, it could be considered that it does not add an attractive visual feature to the dwelling. Effort has been made to provide a continuation of the roof thus reducing the impact of the lift shaft when viewed directly to the south. As noted, the lack of visibility from public vantage points greatly reduces the overall impact of this extension and it is not considered so out of keeping with the dwelling as to be a reason for refusal.

6.3 Neighbour Amenity

• 6.3.1 There would be no additional window openings above ground level, therefore reducing the likelihood of any increased overlooking on neighbouring properties. The works will take place largely within the existing footprint of the building and are not considered likely to result in any overbearing or overshadowing on No.12 to the immediate north.
• 7.0 CONCLUSION

7.1 In summary, the proposal is considered on balance to be in accordance with GP2 of the Isle of Man Strategic Plan with the DEFA Residential Design Guidance. It is therefore recommended for approval. - 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 07.10.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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