Officer Report

Application No.: 17/01292/B Applicant: Mr Robert Kinvig Proposal: Demolition of existing kitchen extension and outbuildings within yard, and replacement with single storey extension Site Address: 6 Grafton Street Douglas Isle of Man IM2 3HD Case Officer : Mr Jason Singleton Site Visit: 17.01.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.01.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information:

This approval relates to drawings referenced JTM1735-P-00, P01, P02, P03, P04 and P05 date stamped 15th December 2017. _______________________________________________________________ Interested Person Status – Additional Persons None. _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of No.6 Grafton Street, Douglas. The property is a mid terrace, two storey property located on the south side of the street. The property is part of a terrace of seven properties. Grafton Street is accessible off Melbourne Street.

1.2 The rear of the property is accessed from a service lane at the rear of the property which also serves the rear of the adjacent street Falcon Street to the south. - 1.3 Within the rear courtyard is a single storey extension that is used as a kitchen and a lean-to detached coal shed and toilet. PROPOSAL

2.1 Proposed are a series of works to the dwellinghouse that would include the demolition of a single storey rear extension, and lean to outbuildings and the erection of a single storey extension in their place. - 2.2 The proposed extension would not project out as far the existing kitchen extension, but would maximise the plot width to ensure there is a useable yard area left for a rear garden and oil tank storage. - 2.3 Part of the proposal would see the inclusion of two new roof lights, one per roof slope next to an existing roof light. PLANNING HISTORY

3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application. PLANNING STATUS - 4.1 In terms of local plan policy, the application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. The property sits with the Athol Street, Victoria Street Conservation area.

4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 4.3 General Policy 2 (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;

4.4 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."

REPRESENTATIONS

5.1 Douglas Borough Council has no objection (12/01/17)

5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (09/01/17) ASSESMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the visual impact of the proposed development on the character and appearance of the existing dwelling and (ii) potential impact on the neighbouring properties.

6.2 With regard to the proposal, the scope of the works, the largest aspect is solely contained to the rear elevation and given the rears of this properties is back to back with neighbouring separated by a service lane which features 2.2m high masonry walls means there are almost no views or vantage points from the public or private highway of the rear gardens or the low parts of the rear elevations of the application site. The minor aspect is the inclusion of the two roof lights that are of a scale that is proportionate to the existing in terms of size and scale. Their inclusion within the roofscape is not considered to have any detrmental visual impact on either the front or rear elevations.

6.3 The principle of extending the rear elevation is acceptable and will be achieved without compromising any of the rear amenity space. The boundary treatment with the neighbouring properties is high masonry walls approx. 2.2m in height which ensures there is no over-bearing effect or loss of privacy to the neighbouring properties - 6.4 The size, position and scale of the proposal would be considered complimentary to the property whilst remaining subservient. This aspect of the proposal is deemed an acceptable form of development that is proportionate to the dwellinghouse and ion accordance with General Policy 2.

RECOMMENDATION

7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 22.01.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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