DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00588/B Applicant: Mr & Mrs Kenneth Wells Proposal: Erection of extension and conversion of garage to provide living space and removal of two bay windows and installation of replacement casement windows to West elevation Site Address: St Benedicts Glen Auldyn Ramsey Isle Of Man IM7 2AD Planning Officer: Lucy Kinrade Photo Taken: 02.07.2024 Site Visit: 02.07.2024 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.07.2024

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 proposed extensions and alterations to facilitate an increased living area to the main house are considered to have an acceptable visual impact on the existing dwelling and surrounding streetscene and to have no adverse impact on neighbouring amenities. The proposals are considered to comply with General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016 and with the principles of the Residential Design Guide 2021.

Plans/Drawings/Information; This approval relates to drawing numbers JTM2343-P-01 and JTM2343-P-02 both date received 23/05/2024. _______________________________________________________________

Interested Person Status

Additional Persons None

Officer’s Report

1.0 THE SITE - 1.1 The site is detached two storey dwelling 'St Benedicts', Glen Auldyn, Lezayre.

2.0 THE PROPOSAL - 2.1 The proposed are a number of alterations and extensions including:

• o Link extension (finished with parapet) between existing house and garage and the conversion of the garage into additional living space
• o Replacement of the garage door with two windows, installation of roof lantern above and installation of patio doors to rear
• o Removal of existing rear conservatory and its replacement with new masonry sunroom extension (finished with parapet roof) linked to the new linked extension between the house and garage. A roof lantern is proposed above the sun room
• o Removal of bay window on west elevation living room.

3.0 PLANNING HISTORY - 3.1 The dwelling has been subject to a number of previous application although none considered materially relevant in this specific case, there is a contemporaneous application running currently for the removal of two of the chimney stacks to roof level 24/00587/B.

4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the 1982 Development Plan. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) PPS and NPD - 4.3 There is no planning policy statement or national policy directive considered materially relevant to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application:

• o Chapter 4 Extensions
• o Chapter 5 Architectural Details
• o Chapter 7 Impact on Neighbouring Properties

6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 6.1 Lezayre Commissioners - 'approved unanimous' (20.06.2024). - 6.2 DoI Highway Services - no highway interest in this application (06.06.2024).

7.0 ASSESSMENT Elements of Assessment - 7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area and on the amenities of the neighbours.

• Design of the House Itself
• 7.2 Whilst the overall areas of flat roof will increase as a result of the new linked and larger replacement sunroom extensions, there are already existing flat roof elements on the house and so the proposals would not be wholly out of keeping and given they remain single storey and subordinate to the main house they do not result in any adverse visual harm. The introduction of a parapet finish does increase the height somewhat but could be argued to offer an improved finish compared to the existing GRP finish of the garage and may reduce some of the public views to the proposed lanterns although these are not considered unobjectionable. Character and Streetscene
• 7.3 There are a variety of property styles and ages within the glen and the existing dwelling is of no special interest architecturally, socially or historically to warrant its protection. The works are concluded in their own right to be acceptable and given the mix of properties in the area would not result in any harm to the wider character of the area. Neighbouring Amenities
• 7.4 The properties here are detached and spaced far enough apart so as to limit any amenity impacts. The proposal being single storey and works to the existing house are not expected to result in any overshadowing or overbearing impact, and there is to be no additional impact on any overlooking or privacy.

8.0 CONCLUSION - 8.1 Overall the proposed extensions and alterations to facilitate increased living area are considered to have an acceptable visual impact on the existing dwelling and surrounding streetscene and to have no adverse impact on neighbouring amenities. The proposals are considered to comply with General Policy 2 (b, c, g) and the principles of the RDG 2021.

9.0 INTERESTED PERSON STATUS - 9.1 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 which 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.

9.2 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: 09.07.2024 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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