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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/01175/B Applicant : Dr Mark And Mrs Sharon Blackman Proposal : Erection of sun lounge to rear and porch to side of existing property Site Address : Castleward Quarterbridge Road Douglas Isle Of Man IM2 3RJ

Planning Officer: Mr Peiran Shen Photo Taken : 01.12.2020 Site Visit : 01.12.2020 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 17.12.2020 __

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 and the Residential Design Guide.

Plans/Drawings/Information; This approval relates to the submitted documents, photos and drawing no.1, 2, 3, 4 date- stamped as having been received on 8th Oct 2020. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of Castleward, Quarterbridge Road, Douglas, a two-and-half-storey semi-detached dwelling located on the south of the Quarterbridge Road, close to its junction with Brunswick Road.

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1.2 The house has a cross pitched roof with a gable on each side. There is a recessed porch on the east elevation. There is also an existing hipped roof conservatory on the south elevation to the east of the main building.

2.0 THE PROPOSAL 2.1 The proposed work is the replacement of the conservatory with a sun lounge and the erection of porch on the east elevation.

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 in the Area Plan for the East.

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".

4.4 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

4.5 Environment Policy 39 states: "The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area."

4.6 Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas) states: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area will be a material consideration when assessing the application."

4.7 Planning Circular 1/98: The Alteration and Replacement of Windows Sets states: Category b) Buildings in a Conservation Area "if the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows, which would be readily visible from a public thoroughfare, must have the same method of opening as the originals. Whatever the material used in their construction, the windows must have the same pattern and section of glazing bars and the same frame sections as the original windows. Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction."

4.8 "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use:

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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."

4.9 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.

4.10 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".

4.11 RDG 4.4 Extension to Side Elevations sets out key considerations for side elevation extension. These include the potential visual appearance of the extension within the street scene and of the individual dwelling as well as the impact on the amenities of those in neighbouring properties. These impacts can be regulated by designing with the right location, size, and architecture style. The section also specifically mentioned that detached/semi- detached dwellings should avoid a terraced appearance due to two extensions being placed too close to each other.

4.12 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.

4.13 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 (04/11/2020).

5.2 DoI Highway Services states there is no highway interest in this application (09/11/2020).

6.0 ASSESSMENT 6.1 The main concerns for this application are three folds: its impact on the appearance of the property itself, on the character of the Conservation Area the area and on the amenities of the neighbours.

6.2 The rear extension is designed in a similar style as the main dwelling except for the flat roof. Although the flat roof is not favourable, it is not visible to the public. The extension has similar brickwork and finishing as the main dwelling. The windows are of the same style casement as the existing dwelling and are considered acceptable.

6.3 The porch is set back from the front elevation of the main dwelling roof. This design makes sure the extension looks subordinate to the existing dwelling and is considered an acceptable size for a side extension. The design is also similar to the main dwelling so it is considered acceptable.

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

7.0 CONCLUSION

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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 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 18.12.2020

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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