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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/01079/B Applicant : Genesis Building Proposal : Erection of extension to rear elevation Site Address : 59 Devonshire Road Douglas Isle Of Man IM2 3RA

Planning Officer: Mr Peiran Shen Photo Taken : 07.10.2020 Site Visit : 07.10.2020 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.11.2020 __

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.

N 1. No approval is hereby granted or implied to the undertaking of development on, under or over land which is not in the applicant's ownership or control.

This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.

Plans/Drawings/Information; This approval relates to the submitted documents, drawing no. PTA-215-01, PTA-215-02 date stamped as having been received on 17th September 2020 and drawning no. PTA-215-03 date stamped as having been received on 21st September 2020. __

Interested Person Status - Additional Persons

It is recommended that the owners/occupiers of the following properties/organisation should NOT be given Interested Person Status as they are NOT considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

Owner and Occupier of 57 Devonshire Road, Douglas, IM3 3RA

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as as they have NOT explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __

Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of 59 Devonshire Road, Douglas, a two- storey semi-detached dwelling located on the south of Devonshire Road, close to its south junction with Devonshire Crescent.

1.2 The house has a pitched roof. There is a two-storey pitched roof side extension on the east of the main dwelling. There is also a mono-pitched single-storey extension on the rear of the main dwelling to the east elevation. There is a raised area to the east of the rear of the dwelling.

2.0 THE PROPOSAL 2.1 The proposed work is the demolition of existing rear extension and the erection of a single-storey rear extension.

2.2 The proposed single-storey extension can be summarised as the following: o approx. 7.5m wide, on the east boundary of the site; o projecting approx. 4.6m from the existing side extension and 2.6m from the main dwelling; o approx. 3.3m high from the same level as the side extension; o approx. 4.0m high from the same level as the garden; o A flat roof with two lantern rooflights; o A bi-fold door and a fixed-panel/casement window on the south elevation; o the elevations will be rendered and finished with pebbledash to match existing.

3.0 PLANNING HISTORY 3.1 Alterations and extensions to provide additional living accommodation was APPROVED under PA 06/00726/B. The proposal includes the demolition of the existing garage and the erection of a two-storey side extension.

3.2 Retrospective application to amend the PA 06/00726/B was APPROVED under PA 12/01399/B. The amendment includes the relocation of the rear wall and the installation of an entrance door on the east elevation of the main dwelling.

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".

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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 3.2 Potential Visual Impact of an Extension upon the Existing House states a pitched roof is preferred to a flat roof, especially when it's publicly visible. However, an exception can possibly be made when the existing property has a flat/low pitched roof design.

4.7 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".

4.8 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 REPRESENTATION 5.1 Douglas Borough Council has no objection on this application (09/10/2020).

5.2 DoI Highway Services states there is no highway interest in this application (09/10/2020).

5.3 The owner of 57 Devonshire Road wrote in (12/10/2020) stating that no access will be given to 57 Devonshire Road.

6.0 ASSESSMENT 6.1 The main concerns for this application are its impact on the appearance of the property itself and on the amenities of the neighbours.

6.2 The single-storey extension is on the south of the property. It is designed in a similar style as the main dwelling except for the flat roof. Although the roof is flat, it is not visible by the public. Therefore, the flat roof design is considered acceptable.

6.3 The extension is single storey and the site is basically aliening east-west with both the neighbours on the east and the west. The site is also on a lower level to the neighbouring property on the east. Therefore, there is no concern for overbearing.

6.4 There is no additional vantage point created so there is little concern for overbearing or overlooking.

7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide Section 3, 4, 5 and 7. Therefore, it is recommended for an approval.

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8.0 INTERESTED 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; (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: 06.11.2020

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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