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18/00417/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00417/B Applicant : Mrs Amanda Mooney Proposal : Erection of conservatory to rear of property Site Address : 56 Lakeside Road Douglas Isle Of Man IM2 7BA
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.06.2018 __
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 0854/PP/01, 0854/PP/02 and 0854/PP/03, all date stamped received on 23rd April 2018. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of 56 Lakeside Road, Douglas. The property is a semi-detached located to the west of the highway. At the rear of the dwellinghouse is a communal car parking area for residents of the estate. The rear gardens to each of the properties are subdivided with 2.0m high wooden fencing giving a degree of privacy to the rear amenity space.
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18/00417/B Page 2 of 3
PROPOSAL 2.1 Proposed is the erection of a lean-to conservatory on the rear elevation. The conservatory would measure a footprint 4.9m across the rear elevation and a depth of 3.1m. The conservatory would see glazing elements to two sides with a masonry wall on the boundary with high level glazing to let light in. The glass roof would slope away from the rear elevation at 3.0m high to a height of 2.2m.
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 recognised as being within predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.
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; (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;
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 (received on 21/05/18)
5.2 Highways Services have not commented.
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) (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g)) 6.2 The design of the proposed conservatory would be of a scale where it would be subservient to the host dwelling and is considered to be of a design that would be in keeping and deemed to respect the dwellinghouse in all respects. Given the location of the conservatory at the rear of the property, it is not thought to have any adverse impact on the neighbouring properties in regard of overlooking. Also, twinned with the positioning of the property in relation to the road, places it in a position where it would not be visible from the public highway. From the rear parking area, any views would be read against the backdrop of the dwellinghouse and deemed appropriate.
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18/00417/B Page 3 of 3
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 Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 19.06.2018
Determining officer
Signed : J CHANCE
Jennifer Chance
Director of Planning and Building Control
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