Planning Officer Report

Case Officer: Miss Laura Davy Photo Taken: 26.10.2011 Site Visit: 26.10.2011 Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission for alterations and the erection of an extension and garage to a Victorian mid terrace property in a residential area. The proposal is considered to be acceptable and in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of 132 Woodbourne Road, Douglas which is a three storey dwelling situated to the eastern side of the highway. The application site adjoins 130 Woodbourne Road. A block of flats on the corner of Withington Road and Woodbourne Road adjoins the side elevation of the application site.

1. The rear wall of the block of flats runs along the side boundary of the application site, there are three openings in the wall approximately second floor level, this looks into the rear garden of the application site.

1. At the rear of the property there is lower ground floor accommodation. There is a two storey outrigger with lower ground floor accommodation. There is also a large garden to the rear of the dwelling with access off the rear service lane.

1. The application site forms part of the Woodbourne Road Conservation Area.

The Proposal

1. The application seeks approval for the erection of an extension at the rear to infill the gap between the existing outrigger and the side elevation. The extension would increase the size of the dining room at ground floor level with a Juliette balcony overlooking the garden. At first floor level there would be a balcony created off the bedroom. The balcony would be on the roof of the ground floor extension.

1. Also proposed is the erection of an extension at lower ground floor level. This would be single storey and would accommodate the boiler room. A external staircase would be erected from lower ground floor to first floor with a patio area on the roof of the boiler room. This would then provide access to the main dwelling.

1. Bi-folding patio doors would be installed at lower ground floor level to provide access and light to the family area and kitchen.

Application No.:	11/01374/B
Applicant:	TSS Ltd
Proposal:	Alterations and extension to dwelling and detached garage to rear elevation
Site Address:	132 Woodbourne Road Douglas Isle Of Man IM2 3BA

1. The balustrades would be constructed of timber and the walls would be rendered to match the existing dwelling. The windows and doors would be constructed of white uPVC.

1. The application also proposes the erection of a detached garage in the rear garden, the garage would measure approximately 30sqm and would be finished to match the existing dwelling.

Planning History

1. The most recent previous planning application was for the installation of replacement windows and creation of a new back door in 2008.

Development Plan Policies

1. The application site is in an area zoned as “Predominantly Residential” identified on the Douglas Local Plan 1998. It is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).

1. 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:

• (a) Is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) Does not affect adversely public views of the sea;
• (f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (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;
• (j) Can be provided with all necessary services;
• (k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) Is designed having dues regard to best practice in reducing energy consumption.

1. Environment Policy 35

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.

Consultations

1. Highways Division do not oppose as it has no adverse traffic management, parking or road safety implications.

1. Douglas Corporation has no objection

Assessment

1. The key issues that need considering in the assessment of the current application are 1) impact to neighbouring properties 2) impact to character and appearance of the Conservation Area 3) Impact to parking and highways safety.

Impact To Neighbouring Properties

1. The proposed extension is considered to be a modest addition to the existing dwelling. The extension would infill an area at the rear of the site between the existing outrigger of the application site and the neighbouring property.

1. The two storey extension would adjoin the existing outrigger; this would bring the building in line with 130 Woodbourne Road.

1. There are no windows in the side elevation of the neighbouring property; therefore the proposed extension is not likely to result in the loss of light to 130 Woodbourne Road.

1. The balcony would be fairly enclosed as it would be constructed on the roof of the two storey extension. The balcony would look onto the rear garden of the application site. It would not look directly towards the neighbouring property’s garden. The third storey of the existing outrigger would screen the rear of the flats on Withington Road.

1. Given that there are existing windows on the rear elevation, it is considered that the balcony would not significantly increase overlooking or loss of privacy of the neighbouring property.

Imapct To The Character And Appearance Of The Conservation Area

1. All of the proposed works are to the rear of the application site; this can only be accessed from the rear service lane which is not a main public thoroughfare.

1. The proposed works are considered to be modest additions and alterations. Given that the works would not be seen from the main public thoroughfares it is considered that the proposal would not be highly visible from public view.

1. It is considered that the proposed development would not adversely affect the character of the Conservation Area. It is judged that the proposal would enhance the appearance of the property when viewed from the rear.

Imapct To Parking And Highways

1. The proposed garage and parking area would create off street parking within the curtilage of the dwelling. This is considered to have a positive impact on parking and highways safety as it would reduce levels of on street parking.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 04.11.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This application seeks permission for the alterations and extension to dwelling and detached garage to rear elevation as shown in drawings 11/51/01 and 11/51/02 received 3rd October 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made: Permitted Date: 14 November 2011

Signed: Michael Gallagher Director of Planning and Building Control

OR

Signed: Jennifer Chance Development Control Manager