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23/00803/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00803/B Applicant : Mr & Mrs Richard John Sian Little Proposal : Extensions and alteration of dwelling Site Address : 6 Olafs Close Douglas Isle Of Man IM2 7AR
Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.08.2023 __
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. Overall, it is concluded that the planning application is in accordance with aforementioned General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 not resulting in any significant impacts upon neighbouring amenities.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 14.07.2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
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1.1 The site is the residential curtilage of 6 Olafs Close, Douglas which is a two storey detached dwelling located at the northern end of Olafs Close which forms a residential cul-de- sac in a modern housing development. Hillberry Road runs to the north of the site.
1.2 To the rear of the dwelling is a lawned garden with mature hedgerows along the northern roadside boundary of the site.
1.3 There are two off road parking spaces associated with the dwelling to the front driveway.
2.0 THE PROPOSAL 2.1 The application seeks approval for the extensions and alteration of dwelling. The works include a first floor extension over the existing ground floor garage and a single storey rear extension. The existing rear conservatory is proposed to be removed.
3.0 PLANNING HISTORY 3.1 There are no previous planning applications which are considered to be specifically material in the assessment of the current application.
4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Area Plan for the East 2020. The site is not within a Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (2016
4.2 General Policy 2 states: "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: a) Is in accordance with the design brief in the Area Plan where there is such a brief; 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; d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) Does not affect adversely the amenity of local residents or the character of the locality; h) Provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) Does not have an unacceptable effect on road safety or traffic flows on the local highways; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) Is designed having due regard to best practice in reducing energy consumption.
4.3 Residential Design Guide 2021.
5.0 CONSULTATIONS 5.1 Highways Services comment (21.07.2023);
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"After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised to consider installing cycle parking in an enclosed and secure storage facility to aid Active Travel."
5.2 Douglas Borough Council comment (02.08.2023); "This development must not prohibit the refuse bin from being removed from the highway to be stored within the curtilage of the property between refuse collections"
6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of the application are the potential impacts upon the character and appearance of the street scene, and the potential impacts upon the neighbouring properties.
The potential impacts upon the character and appearance of the street scene 6.2 The rear single storey extension being set behind the existing dwelling would result in the proposal not being especially apparent from public views. Notwithstanding this, the design, siting, form and size are all appropriate to this property and would be an acceptable form of development.
6.3 The first floor side extension in terms of design, siting, form and size are all appropriate to this property and would be an acceptable form of development and would site well with the existing property and the street scene.
The potential impacts upon the neighbouring properties 6.3 In terms of the potential impacts upon neighbouring amenities (loss of light, overbearing impact upon outlook and/or overlooking) the first floor side extension and the rear single storey extension would run parallel with the side boundary with Nr 5 to the west, albeit would retain an approximate gap of between 2m to 9.75m gap to the gable end elevation of Nr 5. There are substantial mature hedgerows along the western boundary of the site shared with Nr 5.
6.4 In relation to loss of light or overbearing impacts upon outlook, the proposal is not considered to cause any significant concerns to the neighbours of Nr 5, given the distance the extensions are located, existing boundary treatments, orientation of the two properties and as the works would not projected significant beyond the front or rear elevations of Nr 5, which has already benefited from a first flor extension above the garage and a rear extension. Overlooking, again there are no significant concerns.
Other Matters 6.5 The loss of the garage to additional living accommodation raise no concerns. There are at least two off road parking spaces to the font driveway.
7.0 CONCLUSION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 not resulting in any significant impacts upon neighbouring amenities to warrant a refusal. Therefore it is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 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;
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(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.
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 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: 18.08.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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