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                                      18/00277/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00277/B Applicant : Claire Ann Manning Proposal : Erection of decking in front garden (retrospective) Site Address : 11 Somerset Road Douglas Isle Of Man IM2 5AD

Case Officer : Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 15.06.2018 __

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; location plan and photographs, date stamped 16th March 2018. __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE APPLICATION SITE 1.1 The application site is the residential curtilage of 11 Somerset Road Douglas. A two storey semi-detached property sited on east side of Somerset Road, Douglas. The application also lies within the Selborne Drive Conservation Area.

1.2 This style of property makes up a block of 6 properties within the terrace. They are read as three pairs with a shared chimney stacks between the two properties, after every two, the roof line steps down to reflect the gradient of the land adding legibility to this section of the terrace.

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1.3 The features that characterise these properties from the remaining terrace is that they are of two storeys not three, they are all finished with a red clay tiled roof; rough cast render on the first floor and red brickwork to the ground floor. The design of the properties show a brickwork arch around the front door and a bay window but with vertical brick work mullions which divide the centre glazed panel and the side windows. Similar detail is reflected on the first floor bay window but here they have a rendered finish.

1.4 Within the conservation character appraisal for the area, whilst not directly mentioned referenced is paid to Somerset Road where it refers to the language of design and finishes that continues along Somerset Road. The description of the properties mainly refers to the choice of material used." The rough-cast render; red brick elevation; applied half timbering; red-clay tiles or green Westmorland Slates". Page.7; Para3.14.

PROPOSAL 2.1 Proposed is the (retrospective) erection of decking and handrail to the front elevation. The area of decking would measure 3.6m long across the front of the dwelling and 2.0m deep, extending across the existing raised patio area, level with the threshold to the property.

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 POLICY 4.1 In terms of local plan policy, the application site is within an area zoned as 'Predominantly Residential' in the Douglas Area Plan 1998 Map No. 2 (South). As previously mentioned, the application site sits within the Selborne Drive 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 (GP2) (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;

4.3 Environment Policy 35; "Within Conservation Areas, the department will only permit development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

REPRESENTATIONS 5.1 Douglas Borough Council has no objection (03/05/18)

5.2 Highways Services have commented and confirm the do not oppose. (12/04/18)

ASSESMENT

6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c); EP35) (ii) impact upon the neighbouring amenities. (GP2(g))

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6.2 In terms of the visual impact on the Conservation Area the decking is only partially visible from the street scene, as such, it is not considered to have an adverse impact on the character or appearance of the Conservation Area.

6.3 The proposed decking is of such a small scale and design, within a private front yard area that is partially enclosed on all sides; is not considered that the decking given its height and the scale of the neighbouring wall would present a loss in the privacy of the neighbouring property.

6.4 It is considered that the decking to the front of the property would be a relatively modest alteration to the property which would not adversely affect public or private amenity and is therefore in accordance with General Policy 2 and Environment policy 35 of the IOM Strategic Plan.

CONCLUSION 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 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 : 20.06.2018 Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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