Officer Report

Application No.: 18/00156/B Applicant: Mr Terence & Mrs Shirley McDonald Proposal: Installation of first floor French doors with glass balustrade to flat roof Site Address: Bailrigg House Ballanard Road Douglas Isle Of Man IM2 5PT Case Officer : Mr Chris Balmer Photo Taken: 01.03.2018 Site Visit: 01.03.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 29.03.2018 _________________________________________________________________

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 the drawings 9914/PL01 and 9914/PL02A both received on 14th February 2018. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The site represents the existing residential curtilage of Bailrigg House, Ballanard Road, Douglas, located on the western side of Ballanard Road.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Douglas Local Plan. The site is not within a Conservation Area.

2.2 Due to the zoning of the site and the proposed works the following policy is relevant in the determination of the application:- - 2.3 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."

3.0 PLANNING HISTORY - 3.1 The following planning application is considered specifically material to the assessment of this current planning application: - 3.2 New detached house with associated parking - 16/01134/B - PENDING CONSIDERATION

4.0 PROPOSAL - 4.1 The application seeks approval for the installation of first floor French doors with glass balustrade to existing flat roof. The proposed balcony area would have a depth of 1.5m and a width of 4m with glazed balustrading around the edges of the flat roof.

5.0 REPRESENTATIONS - 5.1 Highway Services indicate there are no highway implications (received on 15.03.2018). - 5.2 Douglas Borough Council do not oppose (received on 05.03.2018).

6.0 ASSESSMENT - 6.1 The key issues relate to the potential visual impact upon the street scene and potential impacts upon neighbouring properties. POTENTIAL VISUAL IMPACT UPON THE STREET SCENE - 6.2 Visiting the area/site the proposed terrace would have little if any visual impact upon the amenities of the street scene, given the works are located to the rear of the site and given the level of landscaping between the proposals and the Ballanard Road. Notwithstanding this the design and finish of the proposals are in keeping with the existing property and is an appropriate form of development and in keeping with the property. - 6.3 Accordingly, it is considered the proposal would not have a significant impact upon the street scene to warrant a refusal.

• POTENTIAL IMPACTS UPON NEIGHBOURING PROPERTIES
• 6.4 The neighbouring property most likely to be affect would be Brickworks Cottage which is currently being constructed, to the south of the site. This property is set further towards Ballanard Road than the application site dwelling, and therefore there would not be any direct views from the balcony to the neighbouring property. There is an approximately 18m gap between the new balcony and the corner of Brickworks Cottage. Visiting the site is also acknowledged that there was mature landscaping and a mature tree in the vicinity of the balcony, along the shared boundary with the neighbouring property. Further the size of the balcony is modest and is accessed from a bedroom. Accordingly, given its size it will likely only be able to perhaps accommodate two seats and chair and given it is accessed via a bedroom, it is less likely to be used by large number of people at any one time and/or have BBQ/parties etc given person would have to walk through a bedroom.
• 6.5 Accordingly, given the distance the proposal would be from the neighbouring property, the height of the boundary landscaping, orientation of properties and the scale of the balcony, it is considered the proposal would not result in a significant impact to neighbouring amenities to warrant a refusal.

7.0 RECOMMENDATION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS - 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.

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: 06.04.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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