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19/01418/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/01418/B Applicant : Mr Andrew Smith Proposal : Erection of replacement sun lounge Site Address : 9 Inner Circle Douglas Isle Of Man IM2 5BE
Planning Officer: Mr Peiran Shen Photo Taken : 17.01.2020 Site Visit : 17.01.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.02.2020 __
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 approval relates to the submitted documents and drawings 2019/41/01, 2019/41/02, 2019/41/03 date-stamped as having been received on 20th December 2019. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 9 Inner Circle, Douglas, a two-storey semi-detached house with a single-storey kitchen extension to the rear located at the northwest of the Inner Circle.
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1.2 On the rear of the dwelling and the west side of the kitchen elevation, there is an existing hip-roof conservatory approx. 3.2m wide and projecting approx. 3.6m from the rear elevation of the main house. The conservatory is finished in spar dashed render.
1.3 There is an entrance door on north elevation to the west side of the kitchen.
1.4 There is a high wooden fence on the boundary of the property. It runs the same length as the existing conservatory.
2.0 THE PROPOSAL 2.1 This planning application seeks approval for the erection of a sun lounge to replace the existing conservatory.
2.2 The proposed sun lounge is the same size as the existing conservatory.
2.3 The extension would have a fibreglass flat roof with lantern light in the centre. On the northwest elevation, there is a fully glazed tri-fold door. It will be finished in spar dashed render to match the existing.
2.4 The proposal also plans the removal of the wall in-between the kitchen and the sun lounge. It will also replace the existing entrance door of the kitchen with a white uPVC double glazed window.
3.0 PLANNING HISTORY 3.1 The existing kitchen was approved under PA 87/00266/B.
3.2 The existing conservatory was approved under PA 95/00662/B
4.0 PLANNING POLICY 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential Use in the Douglas Local Plan 1998.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 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; (g) does not affect adversely the amenity of local residents or the character of the locality".
4.4 "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 an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
4.5 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.6 RDG (July 2019) 4.2.1 state:
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"In relation to single-storey extensions to the rear of the dwelling, generally the main issues relate to potential loss of light and/or overbearing impact upon the outlook of neighbouring properties."
4.7 RDG (July 2019) 4.2.3 states: "The acceptability of the length/ depth of a single-storey extension will depend on the positioning and size of neighbouring properties."
4.8 RDG (July 2019) 7.2.1 states: "There are some common issues in relation to impact on neighbouring properties which may apply to both new dwellings and extension to dwellings, and these are: O Potential loos of light/overshadowing; O Potential overbearing impact upon outlook; and O Potential overlooking resulting in a loss of privacy"
5.0 REPRESENTATIONS 5.1 Douglas Borough Council has no objection on this application (15/01/2020).
5.2 DoI Highway Services do not oppose this application (10/01/2020).
6.0 ASSESSMENT 6.1 The main concerns for this application are its impact on the character and landscape of the area and its impact on the amenities of the neighbours.
6.2 The sun lounge is at the rear of the property, there are no public vantage points that have a clear view of the extension. The extension is designed in a similar style as the main dwelling. Although the roof would not be as consistent as a pitched roof, it should not stand out around the neighbours. Therefore, there is no adverse impact on the character or landscape of the area.
6.3 The proposed sun lounge is the same size as the existing conservatory so there is no change in terms of the loss of sunlight or outlook to the neighbour.
6.4 There are fences with the closest dwelling so there is no loss of privacy for the neighbouring dwelling.
7.0 CONCLUSION 7.1 For the reasons that the proposal is considered to comply with GP2 of the Strategic Plan and therefore recommended for an approval.
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 which 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
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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 : 27.02.2020
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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