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                                      20/00291/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00291/B Applicant : Mr & Mrs John Gallagher Proposal : Erection of extension to replace existing conservatory Site Address : 3 Close Kennish Douglas Isle Of Man IM2 2HL

Planning Officer: Mr Peiran Shen Photo Taken : 29.05.2020 Site Visit : 29.05.2020 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.07.2020 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. This application is considered to comply with GP2 of the Strategic Plan and the Residential Design Guide.

Plans/Drawings/Information;

This approval relates to the submitted documents, location plan and drawing no.02, 03 date- stamped as having been received on 10th March 2020. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE

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1.1 The application site is the residential curtilage of 3 Close Kennish, Douglas, a two-storey semi-detached dwelling located at the south of Close Kennish, close to the junction with Anagh Coar Road.

1.2 The existing conservatory at the rear of the property has a flat roof and red brick finish. The conservatory is approx. 5m wide and projecting approx. 3.2m from the rear elevation. It is 2.5 m in height.

2.0 THE PROPOSAL

2.1 The proposed work is the erection of a single-storey extension to replace the existing conservatory.

2.2 The proposed extension is going to have the following features: o approx. 5m wide and projecting approx. 3.2m from the rear elevation; o approx. 2.9m in height; o A flat roof with fibreglass covering; o The south and west elevation will be finished in brick render to match the existing; o The east elevation will be finished in smooth render; o double-hung uPVC casement window on the south elevation; o fix panel window on the west elevation

3.0 PLANNING HISTORY

3.1 Erection of a two-storey extension on side of dwelling was approved under PA 05/00709/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 (m) takes account of community and personal safety and security in the design of buildings and the space around them".

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.

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4.6 RDG 4.2 Single Storey Rear Extension sets out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection) and location. The section also specifically mentioned that terraced/semi-detached dwellings have the potential for the greatest concern due to the potential of "tunnel effect".

4.7 RDG 3.2.2 suggests that flat roofed extensions will normally not be considered acceptable unless the property has existing flat roofed elements and this is particularly where the flat roof would be visible.

4.8 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that the extension should have a similar style with the main dwelling for a coherent appearance unless the clash between modern and traditional design can be handled with elegance.

4.9 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.

5.0 REPRESENTATIONS

5.1 Douglas Borough Council has no objection to this application (24/03/2020).

5.2 DoI Highway Services does not oppose this application (01/04/2020).

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 extension is at the rear of the property, and whilst the extension will be visible from Anagh Coar Road, it will not be dissimilar to the view of the shallow pitched conservatory which exists. It should not stand out around the neighbours. Therefore, there is no adverse impact on the character or landscape of the area.

6.3 Although the extension is only approx. 0.4m higher than the existing conservatory, there is no additional concern regarding the loss of light and overbearing impact upon the outlook of neighbouring properties.

6.4 The east elevation has been replaced with a wall. Comparing this to the previous glass windows, there is an improvement in preserving the privacy of the neighbouring property.

7.0 CONCLUSION

7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide Section 4, 5 and 7. Therefore, it is recommended for an approval.

8.0 IINTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure;

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(d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above who should be given Interested Person Status. __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 03.07.2020

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

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