DEC Officer Report

Application No.: 20/01113/B Applicant: Ms Juliet Kinley Proposal: Formation of a side garage / store to side elevation with associated vehicular access Site Address: 3 Woodside Terrace Douglas Isle Of Man IM2 3AH Planning Officer: Mr Peiran Shen Photo Taken: 27.10.2020 Site Visit: 27.10.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.11.2020 _________________________________________________________________

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.

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.

Plans/Drawings/Information; This approval relates to the submitted documents, Photos and drawings no. JK_01 datestamped as having been received on 25th September 2020. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of 3 Woodside Terrace, Douglas, a twostorey semi-detached house located on the south of Woodside Terrace. There is an existing single-storey extension on the east elevation of the property.

- 2.0 THE PROPOSAL

2.1 The proposed is the replacement of the existing entrance door on the side extension with a garage door and the creation of a new driveway. The garage door is approx. 2.15m wide.

3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.

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 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;
• (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;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways".

5.0 REPRESENTATION - 5.1 Douglas Borough Council has no objection on this application (16/10/2020). - 5.2 DoI Highway Services do not oppose this application (27/102020).

6.0 ASSESSMENT - 6.1 The main concerns for this application are its impact on the property itself, on the character and street scene of the area and its impact on the parking provision and highway safety. - 6.2 The proposal involves the relocation of a toilet. As the operation is purely internal. It is not a development and is therefore not assessed as part of this application.

6.2 The installation of the garage door does not dramatically change the front elevation. The design does exist within the terrace and it should not stand out more than the others. - 6.3 The application is for the conversion of a storage area into a garage. However, as stated in the Manual for Manx Roads, garages are very often not being used for parking purpose. In addition, the minimum requirement of door width for a standard garage is 2.4m. As the proposed door is only approx. 2.15m, it is considered that there is no change in parking provision along the terrace. - 6.4 The proposal also includes the creation of a new dropped curb. This would lead to the loss of one on-street parking space. However, as the neighbouring property already has a dropped curb. The combination of two dropped curb would only result in the loss of one onstreet parking space. Therefore, the proposal does not lead to the loss of any parking space on the terrace.

6.5 As Highway Services does not oppose this application, it is considered that the impact on parking provision and highway safety is considered acceptable.

7.0 CONCLUSION - 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan. Therefore, it is recommended for an approval.

8.0 INTEREST 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: 04.12.2020 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.