Officer Report

Application No.: 18/00186/B Applicant: Mrs Jo Creer Proposal: Alterations and extension to rear of property Site Address: 18 Princes Street Douglas Isle Of Man IM1 1BD Case Officer : Mr Chris Balmer Photo Taken: 26.04.2018 Site Visit: 26.04.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.05.2018 _________________________________________________________________

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 submitted documents received 22nd February 2018 and drawings, reference numbers JC/01 B and JC/02 B both date stamped as received on 3rd May 2018.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site represents the curtilage of an existing 18 Princes Street Douglas which is a three storey mid terraced dwelling, with a rear yard to the rear of the property. The dwelling is located to the western side of Princes Street. The property sits within a wider urban housing area within Douglas.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Douglas Local Plan. The site is not within a Conservation Area. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, which 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 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for the alterations and extension to rear of property. The original application was for a part single/part two storey extension to the rear of the property. However, following concern of the department of the two storey extension and the impacts that would have upon neighbouring amenities, the applicants altered the scheme to just a single storey extension. This extension includes the demolition of the existing rear single storey extension and replaced with a larger extension in terms of footprint.

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council have no objection (29.03.2018). - 5.2 Highway Services indicate there is not highway implications (03.04.2018).

6.0 ASSESSMENT - 6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities. Potential visual impact upon the street scene - 6.2 The proposed alterations in terms of its design, proportion, position and finishes are all appropriate and in keeping with the main dwelling house and would be an acceptable form of developments within the street scene, albeit being to the rear the works would not be apparent from public views. Further, the works would be a improvement over the existing rear flat roofed extension. Accordingly, from these respects the proposals would comply with General Policy 2. Potential impact upon neighbouring amenities - 6.3 The alteration would increase the potential impact upon neighbouring amenities (loss of light/overbearing impact upon outlooks) to either side of the dwelling, given the extension would be larger and slightly taller than the existing rear extension. However, the impacts are not considered to be so significant upon residential amenities to warrant a refusal, mainly as Nr 20 has a similar extension which runs along the boundary with the site and in terms of Nr 16 the extension would not significant increase the amount of development along this boundary compared to the existing situation.

7.0 CONCLUSION - 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 17.05.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.