DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00199/B Applicant: Mr & Mrs Olga and Stephen Maguire Proposal: Single storey extension over garage Site Address: 40 Ashberry Avenue Douglas Isle Of Man IM2 1PX Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.04.2023

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.

Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019

This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021.

Plans/Drawings/Information; This approval relates to the documents and drawing no. APL000, APL100, APL102, APL103 which has been received on 22nd February 2023. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of 40 Ashberry Avenue, Douglas, a two-storey semidetached dwelling located on the north end of Ashberry Avenue.

1.2 The house consists of a two-storey pitched-roof main dwelling, a single-storey pitchedroof side garage, its roof extension to the rear of the main dwelling.

2.0 THE PROPOSAL - 2.1 The proposal is the erection of a first-floor pitched-roof side extension. Its ridge is the same height as that of the main dwelling.

3.0 PLANNING HISTORY - 3.1 There is no pervious application considered materially relevant to this application.

4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East. 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 Strategic Policy 3,5
• o General Policy 2 (b) (c) (g) (m) (n)
• o Paragraph 8.12.1
• o Environment Policy 42
• o Community Policy 7 and 10
• o Infrastructure Policy 5

PPS and NPD

4.3 No Planning Policy Statement or National Policy Directive is applicable 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 Section 4.8 Extension to Side Elevations
• o Chapter 5 Architectural Details
• o Chapter 7 Impact on Neighbouring Properties

6.0 REPRESENTATIONS - 6.1 Douglas Borough Council does not object to this application (09.03.2023) if it does not have prevent bins and recycling boxed from being removed from the highway to be stored within the curtilage o the property. - 6.2 DoI Highway Services states there is no highway interest in this application (16.03.2023).

7.0 ASSESSMENT - 7.1 The main consideration for this application are its impact on the appearance of the property itself, on the character and streetscene of the area and on the amenities of the neighbours. - 7.2 The extension is designed in a similar style as the main dwelling. While RDG 4.8 recommends a recess from the ridge of the main dwelling. The existing side extensions on the same street all has the same ridge height as that of their respective main dwelling. Therefore, the design is considered acceptable.

7.3 The extension is not considered to have an additional overbearing or overshadowing concern. - 7.4 There is no new vantage point created on the side elevation. Therefore, it is considered there is no additional overlooking concern.

8.0 CONCLUSION - 8.1 The proposal is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021. Therefore, it is recommended for an approval.

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: 24.04.2023 Determining officer

Signed : A MORGAN Abigail Morgan Principal Planner

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