269337

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                                                 16/00213/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00213/B Applicant : Mr Tom & Mrs Laura Williams Proposal : Alterations, replacement of garage door with two windows and creation of an additional window to dwelling Site Address : 8 Hedgerow Close Douglas Isle of Man IM2 1NH

Case Officer : Miss Abigail Morgan Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

1.0 APPLICATION SITE

1.1 The site represents residential the curtilage of 8 Hedgerow Close, Douglas, which is a two storey detached property located on the southern side of Hedgerow Close.

2.0 THE PRPOSAL

2.1 The application is for use of the garage as a utility room and toilet, replacement of garage door with two small windows 1m x 0.5m, insertion of two glazed panels either side of the front door, insertion of a window and patio door in the side elevation , including some internal alterations to form the new utility room and a dining room from the existing utility room.

3.0 PLANNING HISTORY

3.1 There are no previous planning applications.

4.0 PLANNING STATUS

4.1 In terms of local plan policy, the application site is designated as Predominantly Residential under the Douglas Local Plan Order 1998 Map No. 2 (South).

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:

General Policy 2 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: (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;

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                                                 16/00213/B
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5.0 REPRESENTATIONS

5.1 DOI Highways do not oppose, as two parking spaces can still be provided. 01.03.2016

5.2 Douglas Corporation raise no objection. 22.03.2016.

6.0 ASSESSMENT

6.1 The proposed alterations are considered to be modest in scale and would not have a harmful impact on the character and appearance of the site or the surrounding area in general.

6.2 It is not considered that the proposals would have an adverse impact upon the residential amenity of the neighbouring property, particularly as the proposals face into the application sites own gardens and are at ground floor level.

6.3 The proposal would result in the loss of an off street parking provision due to the proposed utility and toilet within the existing garage. However, the property still retains two off street parking provisions on the driveway.

6.4 As a result, it is concluded that the planning application complies with General Policy 2 (b), (c), (g), (h) or (i) of the Isle of Man Strategic Plan 2007.

7.0 RECOMMENDATION

7.1 For the reasons set out above the proposal the application is recommended is for approval.

8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.05.2016

Conditions and Notes for Approval:

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                                                 16/00213/B
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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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawing no 1601-01 date stamped as received 23 February 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 09.05.2016

Determining officer

Signed : C BALMER

Chris Balmer

Senior Planning Officer

Customer note

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