Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 24/91143/B Applicant: Mrs Sue Walmsley Proposal: Creation of double garage; alterations to kitchen including creation of a window; replacement balcony; terrace area with retaining wall and balustrading at lower ground level, linked with a new external staircase; replacement of the flat roof dormer with pitched roof dormer; removal of stairs to entrance and new pedestrian entrance. Site Address: Larchwood Lodge Clay Head Road Baldrine Isle Of Man IM4 6DH Planning Officer: Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.12.2024 _________________________________________________________________

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.

• C 2. Prior to the use of the first floor external balcony approved as part of this application, the privacy screen shown on drawing Nos. PA 002 Rev A, PA 004 Rev A, and PA 005 Rev A, which shall have a minimum height of 1.9m and erected on the east elevation of the balcony shall be installed and permanently retained thereafter.

Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.

• C 3. Prior to the installation of external finishes and materials, a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, shall be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.

N 1. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.

You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.

To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.

This application has been recommended for approval for the following reason.

Overall, it is considered that the proposals would not have a detrimental impact upon the character of the existing dwelling or locality within which it is located, with the proposal considered to conform to the basis of General Policy 2, Strategic Policy 3 (b), and Environment Policy 42. No significant adverse impact has been identified as likely with respect of the impacts on neighbouring amenity, and no public amenity or highway safety impacts have been noted. The scheme is also not expected to result in adverse parking/highway safety (Transport Policies 4 and 7) or biodiversity impacts. Therefore, it is considered that the proposal also complies the aforementioned Policies of the Strategic Plan, and the principles promoted by the Residential Design Guide 2021.

Plans/Drawings/Information; This approval relates to the flowing documents and plans:

• o Planning Statement;
• o Drawing No. EX 001 - Existing Site & Location Plans;
• o Drawing No. EX 002 - Existing Plans & Elevations;
• o Drawing No. PA 001 - Proposed Site Plan;
• o Drawing No. PA 003 - Proposed First Floor and Lower Ground Floor Plan Received 21 October 2024; and
• o Drawing No. PA 002 Rev A- Proposed Ground Floor Plan;
• o Drawing No. PA 004 Rev A - Elevation Sheet 1;
• o Drawing No. PA 005 Rev A - Elevation Sheet 2 Received 19 November 2024.

_________________________________________________________________ Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal:

• o DOI Highways Division - no objections
• o DOI Highways Drainage - no objections
• o Manx Utilities Drainage - no objections
• o Garff Commissioners - no objections

It is recommended that the owners/occupiers of the following properties should NOT be given the Right to Appeal: Glen Beigh, Clay Head Road, Baldrine - No objection _________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of Larchwood Lodge, Clay Head Road, Baldrine, which is a split level detached dwelling property is a part single, with accommodation within the roof space, situated on the northern side of Clay Head Road, Lonan. - 1.2 The site has mature landscaping comprises trees and shrubs covering its southern boundary which adjoins a woodland area which runs along the southern boundary of most of the properties on this part of Clay Head Road. To the east is Adwalton, Clay Head Road, which is a two storey detached dwelling. The entire northern and western boundary comprises mature woodland area with shrubs and trees. - 1.3 The topography of the area is characterised as a hillside with the sites here afforded views over long distances towards Laxey and the Laxey Bay due to their elevated position. The changing topography between the sites, as well as the position of balconies on the dwellings allow some levels of mutual overlooking at ground floor and first floor level between the dwelling and

2.0 THE PROPOSAL - 2.1 Planning approval is sought for creation of double garage; alterations to kitchen including creation of a window; replacement balcony; terrace area with retaining wall and balustrading at lower ground level, linked with a new external staircase; replacement of the flat roof dormer with pitched roof dormer; removal of stairs to entrance and new pedestrian entrance. - 2.2 The proposed garage would sit on the western side of the dwelling and be connected to the dwelling via a new utility connecting extension. The new pitch roofed garage would measure 6.7m x 6.7m, and be 4.7m tall to the ridge (2.4m to the eaves). The connecting utility extension would measure 2.5m wide on the front elevation and 1.5m on its rear elevation, and be 4.1m tall from the ground level to the top of its pitch roof. - 2.3 The existing 5.3m x 4.3 balcony which sits on the rear elevation of the dwelling would be demolished and replaced with a new balcony which would project 2.5m from the rear of the dwelling and be 10.1m long. New frameless glazed balustrades would be installed around the balcony. - 2.4 Other works would involve:

• 1. Creating a new window opening on the west elevation of the dwelling to serve the kitchen, as well as two new window openings on the rear elevation of the lower ground floor to serve two new toilets.
• 2. Creating a new door opening to serve the space under the new utility extension to serve the new store room created at this space.
• 3. Creating a new terrace area with retaining wall and balustrading at lower ground level.
• 4. Replacement of the flat roof dormer situated centrally on the rear roof plane with pitched roof dormer, whilst adding two new smaller pitch roofed dormers on this roof plane (one on either side of the larger dormer).
• 5. Removing stairs to entrance and creating a new pedestrian entrance.
• 6. Erection of new stone clad boundary wall along site frontage with highway.

2.5 There would be internal alterations to reconfigure the layout of the dwelling. - 2.6 No trees would be removed to facilitate the development. There would be changes to the site level although all excavated materials will not be exported, but will be used for terracing on site. Surface run off is to connect into existing mains connection, and foul water is also to connect into existing mains connection.

- 3.0 PLANNING POLICY

3.1 Site Specific:

• 3.1.1 The application site is located within an area identified as 'Predominantly Residential' on the Area Plan for the East Map 9 (Baldrine), and the site is not within a Conservation Area. There are no registered trees on site, and the site is not within a registered tree area. The site is largely not prone to flood risks although a small strip across the rear garden is considered to have low likelihood of surface water flood risk.

3.2 Area: Area Plan for the East

• 3.2.1 The Character Appraisal within the Area Plan for the East states thus concerning the area -Glen Roy (B5):

• 3.2.1.1 Landscape Strategy: "Conserve and enhance:

• a) the character, quality and distinctiveness of the tranquil rural valley, with its scattered houses and farmsteads surrounded by deciduous woodland;
• b) its winding, narrow roads with small fords and bridges;
• c) relatively continuous tree cover in the valley bottom;
• d) strong field pattern on the lower valley sides.

• 3.2.1.2 Key Views

• o Opened and channelled views up to the open uplands that surround the area.
• o Channelled views over wooded valley towards Laxey"

3.3 National: Strategic Plan

• 3.3.1 Given the nature of the proposed development and the location of the property, it is important to consider the following parts of the strategic plan:

3.2 National: STRATEGIC PLAN (2016)

• 1. General Policy 2 - Development Control considerations.
• 2. Paragraph 8.12.1 - General presumption in favour of extensions to existing properties (excluding Conservation Areas or Registered Buildings).
• 3. Strategic Policy 1 - Efficient use of land and resources.
• 4. Strategic Policy 3 - Development to safeguard character of existing towns and villages.
• 5. Strategic Policy 5 - Design and visual impact.
• 6. Environment Policy 4 - protects biodiversity (including protected species and designated sites).
• 7. Environment Policy 42 - character and need to adhere to local distinctiveness.
• 8. Transport Policy 4 - Highway Safety
• 9. Transport Policy 7 - Parking Provisions.
• 10. Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Community Policy 7 (designing out criminal and anti-social behaviour), Community Policy 10 (proper access for firefighting appliances) and Community Policy 11 (prevention for the outbreak and spread of fire).

- 4.0 OTHER MATTERIAL CONSIDERATIONS

4.1 Residential Design Guide (2021)

• 4.1.1 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
• 4.2 The Isle of Man's Biodiversity Strategy (2015 - 2025)

• 4.2.1 The Department's Biodiversity Strategy is capable of being a material consideration. It seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary.
• 5.0 PLANNING HISTORY

5.1 The application site has been the subject of the following previous planning applications which are considered relevant in the determination of this application:

• 1. PA 90/00565/B for Construction of double garage. This was approved by the Planning Committee on 17.08.1990. There currently is no garage at the site.
• 2. PA 16/01276/B for Alterations including replacement dormer, external decking, alterations to windows and cladding to rear elevation - Approved.

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

6.1 DOI Highways Division finds the proposal to have no significant negative impact upon highway safety, network functionality and/or parking as the applicant is proposing the boundary wall height the same as existing and the visibility looking left from the site is uphill therefore the corner pillar will unlikely hamper visibility of approaching vehicles (1 Nov 2024).

6.2 DOI Highways Drainage have stated that allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. They recommend that the applicant should be aware of and demonstrate compliance with the clause above, with the use of drainage channels shown on drawing (19 November 2024). - 6.3 Manx utilities Drainage made the following comments on the application.

• 6.3.1 Comments received 5 December 2024:

• o They asked the applicant to confirm how surface water (SW) will be discharged.
• o They stated that I order to support the application, Manx Utilities will need assurance that surface water can be adequately managed and discharged, noting that they will not permit any surface water to be directed into the combined drainage system.

• 6.3.2 Following review of information from the applicants, MU Drainage made no further comments on the application in their response received 10 December 2024.

6.4 Garff Commissioners have made the following comments regarding the application (11 November 2024): "It was noted that there would be some visual intrusion from the creation of the double garage, etc. The consensus, however, was that this impact would not be detrimental to the character of the area. The Board resolved to submit no objections, but the clerk was requested to ask that the planning officer ensure that none of the terracing works at the rear caused any 'overlooking' issues for the neighbour." - 6.5 The Owners/occupiers of Glen Beigh, Clay Head Road, Baldrine, have stated that they have no objection to the application (10 December 2024).

- 7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment of the above application are:

• 1. Visual Impacts (GP2, STP 3b & EP42);
• 2. The potential impacts on neighbours and their amenity (GP 2 & RDG 2021); and
• 3. Highway Issues (GP2, TP7).

7.2 Character and Appearance (GP2, EP 42, & STP 3)

• 7.2.1 In assessing the proposed extensions and alterations to create the integral garage, new dormers, new rear balcony and other alterations to the appearance of the dwelling would follow the form of the existing dwelling, and would largely be in keeping with the character and appearance the dwelling and serve to improve the overall appearance of the dwelling.

• 7.2.2 Likewise, the design of the alterations and extensions to the building would introduce a contemporary feel to this modern dwelling, with the modest changes to the form and finish, ensuring that the alterations and extensions do not dominate the views to the dwelling when viewed from the adjoining highway.
• 7.2.3 The changes would also utilize materials that are presently on the existing dwelling, whilst also integrating new materials, such that the works would be integrated into the existing built fabric on site. The nature of the site topography and the presence of shrubs and tree clusters around most of its boundary would also ensure that the changes are not particularly dominant, with views largely achievable when using the adjoining highway which abuts the southern boundary.
• 7.2.4 In terms of the impacts of the proposed roof dormers, it is considered that the dormers would be at the rear of the dwelling where the change would not be particularly noticeable from the immediate street scene, with the roof system of the main dwelling which the pitch roof dormers would sit on, serving to facilitate their blending in with the existing dwelling. It is also considered that the choice of materials for the finishing of the dormer, would be in keeping with the existing finish of the main dwelling.
• 7.2.5 Further to the above, the street scene comprises a mix of building designs, styles and property sizes which makes the proposed change fit with the existing street scene which is diverse in its current context; without a dominant architectural style. Overall, any impact on the character and appearance of the area and the site itself would be minimal and accord with General Policy 2, Strategic Policy 3 (b) and Environment Policy 42.

7.3 Impact on Neighbouring Amenity (GP2, EP 22 & RDG 2021)

• 7.3.1 With regard to potential impacts on neighbours, the property most likely to be impacted would be Adwalton, Clay Head Road, given that the proposed scheme would bring the rear balcony closer to this neighbour. However, the span of area overlooking this neighbouring property would be reduced from 4.3 to about 2.5m. Furthermore, a new glazed screen would be installed on the east elevation of the new balcony to ensure that there is no direct overlooking of the neighbouring site. It is also worth noting that mutual overlooking exists for both properties, and this diminishes any concerns with potential overlooking.
• 7.3.2 The nature of the proposed development is also such that overbearing impacts or overshadowing would not result, given that most of the proposed changes are situated at ground floor and lower ground floor level, and set considerably below the position of the mature hedging that defines the boundary between both properties.
• 7.3.3 Given the above, the proposals are considered to be acceptable with respect to neighbouring amenity impact, and in compliance with General Policy 2 (g) of the Strategic Plan, as well as the principles promoted by the Residential Design Guide 2021.
• 7.4 Impacts on Parking and highway safety (GP2 & TP7)

• 7.4.1 In terms of impacts on highway safety, it is considered that the new garage and on-site parking provisions would provide for parking within the site which is well above the Strategic Plan requirements. The changes to the boundary will via the erection of the boundary wall will also provide for the required visibility, such that vehicles exiting the site would not create road safety concerns for approaching vehicles. Moreover, there is no objection from highway services to the proposal, which indicates that the scheme is acceptable from the DOI Highways perspective.
• 7.4.2 Based on the foregoing, it is considered that the development would not result in adverse highway safety impacts and would meet the requirements of General Policy 2 (h & i), and Transport Policy 7.

- 7.5 OTHER MATTERS

• 7.5.1 The scale of the proposed works is such that would not result in significant vegetation removal, as the proposed works would be confined largely within the footprint of the existing dwelling on site. Additionally, no trees would be removed as a result of the proposal. Therefore, any impacts on biodiversity within the site will be negligible, and overridden by the retention of large sections of shrubbery situated within the rear garden of the site, which will remain considerably unchanged.
• 8.0 CONCLUSION

8.1 The application is considered to align with the principles of General Policy 2, Strategic Policy 3 (b), Environment Policy 42, and Transport Policy 7, and will not have detrimental impact on the site character and context, landscape character or neighbouring amenity, or result in adverse highway safety implications, and as such is recommended for approval. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

9.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative. __________________________________________________________________________________________________________

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 and/or rights to appeal.

Decision Made : Permitted Date: 17.12.2024 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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