Officer Report Recommendation

Planning Officer Report And Recommendations {{table:13020}} Case Officer : Mr Steve Stanley Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Officer's Report

Introduction

1. This application seeks permission to construct a single storey extension to the rear elevation of a semi detached dwelling located within an established residential area of Douglas.

The Site

1. The application site is the curtilage of 5 Western Avenue, a semi detached property situated on the Eastern side of the street. The surrounding area is generally characterised by semi detached dwellings.

The Proposal

1. This application seeks approval for the construction of a single storey extension to the rear of the property to replace an existing structure. The extension would have a hipped roof and would span the width of the main dwelling. The extension would project 4 metres from the rear wall and have an eaves height of approximately 2.2 metres. The angle of the roof as it falls away from the boundary shared with the adjacent property would be 22 degrees.

Planning Policy Context

1. The application site is located within an area of Douglas designated as being Predominantly Residential. The site is not within a Conservation Area.

1. Within the Isle of Man Strategic Plan, the following are relevant:

General Policy 2, which states:

"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 due regard to best practice in reducing energy consumption."

Paragraph 8.12.1 "Extensions to Dwellings in built up areas or sites designated for residential use" which states:

"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 existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

Planning History

1. The following previous planning application is considered relevant to the determination of this proposal:

08/00102/B sought approval for the construction of a two storey extension on the rear elevation of the property (see plan attached to this file). This application was permitted.

Representations

1. The Highways Division of the Department of Infrastructure does not oppose this application.
2. Douglas Corporation does not object to this application.

Assessment

1. The key issues to be assessed in the determination of this application are the impact of the proposed extension upon the amenity of the adjacent property and the impact of the proposal upon the character of the surrounding area.

Impact upon the amenity of the adjacent property

1. The extension would be built very close to the shared boundary and as such has the potential to affect the amenity currently enjoyed by residents of that property. However two factors point in favour of this proposal. Firstly, the height of the extension has been kept relatively low and its roof design is such that it would fall away at a sharp angle thus reducing the impact of the extension. Furthermore, the extension would be to the north of the adjacent property and as such would have little impact in terms of loss of sunlight, indeed the existing extension on the adjacent property is likely to deny light to it rather than what is proposed here.
2. Consideration must also be given to the fact that the 2008 approval was for a two storey extension. Whilst not proposed to be built as close to the boundary, it is judged that it would have a more noticeable impact upon the amenity of the adjacent property. If built, this current single storey extension would have a lesser impact than the 2008 proposal.

Impact upon the character of the surrounding area

1. The extension has been designed to be neat and modest addition to the existing dwelling. It would not be visible to the public and would not adversely affect the character of the streetscene.

RECOMMENDATION

1. Permit.

PARTY STATUS

1. It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Douglas Corporation

1. Accordingly the following parties are not granted Interested Party Status:

The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 16.11.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : 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 permission relates to the erection of a single storey rear extension to 5 Western Avenue, Douglas as shown by SC/1/11C received 25th October 2011.

C 3. The external finishes of the extension must match those of the existing building in all respects.

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: 21 November 2011

Signed: Michael Gallagher Director of Planning and Building Control

OR

Signed: Jannifer Chance Development Control Manager