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                                      19/01267/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/01267/B Applicant : Mr Christopher & Mrs Martine Wildman Proposal : Alterations and erection of extension to rear elevation Site Address : Creg-Dy-Shee 24 Devonshire Crescent Douglas Isle Of Man IM2 3RD

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 10.01.2020 __

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 decision relates to the location plan and drawing 1522-1 both received on 12th November, 2019. __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE 1.1 The site is the residential curtilage of an existing dwelling which sits on the northern side of Devonshire Road . it is half of a pair of semi detached properties, both two storey hipped roofed dwellings although the application property sits lower than its neighbour, Rodyeate (number 22).

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1.2 The site slopes downward from side to the side furthest from Rodyeate and also from front to back.

THE PROPOSAL 2.1 Proposed is the replacement of an existing rear lean to extension with a larger one. This sits on the rear at the end of the house furthest from the adjoining neighbour. Also proposed is the rebuilding of the patio at the rear on the same footprint.

2.2 The extension will project out 2.55m (the existing is around 1.4m) and both are elevated above the rear garden level and accessed via a flight of steps to the side. The new extension will also have a fenced access route in this position secured by a timber or metal balustrading.

PLANNING POLICY 3.1 The site lies within an area designated on the Douglas Local Plan and the draft Area Plan for the East as Predominantly Residential. As such, the following parts of the Strategic Plan are relevant:

General Policy 2: "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 and (g) does not affect adversely the amenity of local residents or the character of the locality".

"8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use 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."

3.2 The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.

PLANNING HISTORY 4.1 Previous applications have seen approvals for alterations and extension, none of which is considered relevant to the consideration of this current application.

REPRESENTATIONS 5.1 Douglas Borough Council have no objection to the application (06.12.19).

5.2 Department of Infrastructure Highway Services have no objection (05.12.19).

ASSESSMENT 6.1 There is a presumption in favour of development as set out in GP2 and paragraph 8.12.1 subject to the works not having any adverse impact on the character or appearance of the area or the living conditions of those in surrounding dwellings. As such, these are the issues in this case.

Character and appearance of the area 6.2 The works are at the rear of the house and generally hidden from public view. In any case the works would enlarge an existing annex with little difference in form or appearance and as such, the works would have a neutral impact. The property is generally well screened from the

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view from the side by existing vegetation associated with the large house beside which has significant landscaped gardens.

Impact on the living conditions of those in surrounding dwellings 6.3 The existing vegetation and the position and nature of the proposed works will limit any impact on neighbouring property and as such there is considered to be no adverse impact thereon.

CONCLUSION 7.1 The works are considered to accord with the GP2 and the RDG and the application is supported.

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.

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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 : 15.01.2020

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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