DEC Officer Report

Application No.: 22/00692/B Applicant: Mr Timothy Jones Proposal: Installation of new roof to sunroom extension involving the increase in roof pitch (retrospective) Site Address: 35 All Saints Park Lonan Laxey Isle Of Man IM4 7LB Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.09.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions This application has been recommended for approval for the following reason.

It is considered that the proposed works will not have any adverse impact on the character or appearance of the property, and would result in minimal impacts on the living conditions of those in adjacent property, and therefore the proposal is considered to accord with General Policy 2 of the Strategic Plan, and the principles advocated by the Residential Design Guide.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 25.05.2022. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

- 1.0 THE SITE

1.1 The application site is the residential curtilage of 35 All Saints Park, Lonan which is a two storey semi-detached property situated to the West of All Saints Park. The property is situated within the second cul-de-sac to the North of All Saints Park. - 1.2 The site topography is set such that the cul de sac slopes towards the south, resulting in site levels dropping as you exit the cul de sac. As such, the application property is set on a level that is between 500-700mm lower than the site level for the property at 39 All Saints Park to the west, while 27 All Saints Park which is part of the semi-detached property to which the application site belongs is on a slightly lower site level (about 200mm). - 1.3 The application property like its neighbouring semi-detached property has a rear extension which projects into the rear garden, at almost the same length with the neighbouring rear conservatory. This extension has a lean-to roof which slopes away from the rear elevation of the existing building and was initially finished with glazed roofing, with its external walls finished in brick facing to match the main house, whilst its window and patio door are UPVC units. - 1.4 The properties within this cul-de-sac and the surrounding area are a mix of houses from small terraces, to semi-detached, detached and bungalows, with a significant number of the properties, particularly the terraces and semi-detached dwelling having external facing brick finish, and UPVC door and window units.

2.0 THE PROPOSAL - 2.1 The application seeks planning approval for Installation of new roof to sunroom extension involving the increase in roof pitch (retrospective). The existing roof would be raised by about 850mm such that the new roof would lie just under the window cill above the extension. This would increase the roof pitch to match that of the main dwelling. The existing polycarbonate roof cover would be replaced with new plain concrete interlocking tiles similar to those on the main dwelling. The works would raise the roof height to 3.5m, while the eaves would be 2.5m high from the ground level. - 2.2 The applicant has provided a Planning statement (Letter) which sets out the issues considered in the design and implementation of the scheme. This Statement also describes the development in detail, and states why it is being submitted as a retrospective application.

3.0 PLANNING POLICY - 3.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 7, Laxey. The property is not within a Conservation Area or a Flood Risk Zone, there are no registered trees on site, and the site is not within a registered tree area. As such, the following Strategic Plan policies are considered relevant: - 3.2 General Policy 2 (GP2) (in part) 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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (n) is designed having due regard to best practice in reducing energy consumption.

3.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "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 Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (b) having regard in the design of new development to the use of local materials and character.
• 3.5 Environment Policy 42 (In part): New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality.
• 3.6 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.

4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.

5.0 PLANNING HISTORY - 5.1 The conservatory which is the subject of the current application was approved in 2004 under PA 04/01796/B for Erection of conservatory on rear elevation. The current application seeks to alter the roof slope and finish of the conservatory approved under the previous scheme.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. - 6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 3 June 2022. - 6.2 Garff Commissioners have considered the application and have no objection to the proposal (30 June 2022). - 6.3 No comments have been received from neighbouring properties. 7.0 ASSESSMENT

7.0 The fundamental issues to consider in the assessment of the current planning application are;

• i. The impact of the works on the appearance and character of the dwelling to which it would be attached, as well as the streetscene,
• ii. The impact on neighbouring amenities

7.2 Visual Impact (GP2 b & c, & EP 42)

• 7.2.1 The raising of the roof would follow the roof design of the main dwelling as the new roof ridge would be more in keeping with that of the main dwelling. The new roof finish is also reflective of the main roof finish of the main dwelling. As well, the proposed alteration is contained solely to the rear of the dwelling where there would be limited views from the highway, given the height of the neighbouring rear conservatory and fence along the

• boundary. These elements of the scheme are deemed to be an acceptable form of development that complies with General Policy 2(b) & (c) and the RDG 2021.
• 7.2.2 In assessing the impact of the proposed development on the character of the streetscene, it is noted that the sun lounge is situated at the rear of the dwelling where limited views are attainable. It is also considered that the raised roof and finish would be in keeping with the character of the streetscene as it would not introduce features that are at variance with the prevailing design pattern within this part of the estate.
• 7.3 Impacts on neighbouring amenity (GP 2g & RDG).

• 7.3.1 In considering the impact on neighbours, the key concern lies in the potential for loss of light or overshadowing impacts to occur, due to the design and position of the extensions, in relation to neighbouring conservatory.
• 7.3.2 In terms of loss of light, it is considered that the roof would be raised by 850mm where it meets the main dwelling with the eaves only raised slightly (about 100-200mm), with large sections of the roof inclined and only casting minimal shadows over the neighbouring conservatory. As well, the conservatory is made up of predominantly glazing where light loss resulting from the scheme would only have minimal impacts.
• 7.3.3 Furthermore, the sun lounge which is the subject of the current application is situated northwest of the neighbouring conservatory, and as such, it is not expected that overshadowing impact would increase, as the scheme would align with the requirements of 7.3 of the Residential Design Guide which borders on Loss of Light/Overshadowing.
• 7.3.4 On balance it is judged that the proposal would not cause unacceptable harm to either the amenity of adjacent properties; in terms of loss of light, overbearing impacts or overlooking and would comply with General Policy 2 (g) and the Residential Design Guide in this regard.

- 8.0 CONCLUSION

8.1 Overall, it is considered that the works as proposed would have minimal impacts in relation to neighbouring dwellings, and any impacts that results would not be sufficient to warrant refusal of the scheme, and ensure the proposal complies with General Policy 2, and the principles of the Residential Design Guide. - 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 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: 15.09.2022 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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