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16/00668/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00668/B Applicant : Mr Hanro & Mrs Kelly Henning Proposal : Alterations and erection of an extension Site Address : 1 Manor Woods Douglas Isle Of Man IM2 2PE
Case Officer : Mr Chris Balmer Photo Taken : 06.07.2016 Site Visit : 06.07.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 SITE 1.1 The site represents the existing residential curtilage of 1 Manor Woods, Douglas located to the eastern side of Manor Woods and south of Meadow Crescent. The property is a modern two storey detached dwelling within and a painted render finish and concrete roof titles. A single storey lean-to roofed garage can be found to the north eastern gable elevation of the main dwelling house. The dwelling has gardens to the front and rear of the property.
1.2 Access to the site is via Manor Woods which runs in a southerly direction from Meadow Crescent to the property. This estate road also provides access to the other properties within the state.
2.0 PLANNING POLICIES 2.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Douglas Local Plan. The site is not within a Conservation Area.
2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-
2.3 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: (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;
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16/00668/B
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(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."
3.0 PLANNING HISTORY 3.1 The previous planning application is considered relevant in the assessment and determination of this application:
3.2 Conversion of part of existing integral garage to living accommodation - 10/01398/B - APPROVED
4.0 PROPOSAL 4.1 The application seeks full approval for the alterations and erection of an extension to the rear elevation.
4.2 The proposed flat roofed, rear extension would have a width of 8.4 metres, a depth of 5.4 metres and a maximum height of 3 metres. The extension would be finished to match the existing dwelling.
5.0 REPRESENTATIONS 5.1 No received.
6.0 ASSESSMENT 6.1 The key issues relate to the potential visual impact upon the street scene and the potential impacts upon highway safety.
6.2 Visiting the area and viewing the proposed plans the alterations to the rear elevation will not be apparent from Manor Woods. Notwithstanding this, the design, finish, proportion and form would be appropriate and in keeping with the existing property. Accordingly, it is considered the proposal would comply with General Policy 2.
6.3 In terms of the potential impact upon neighbouring amenities, Nr 3 is the property most likely to be affected. However, given the distance the proposal would be located from this property, the design and size of the extension, the ground level of site is below that of Nr 3 ground level and the existing boundary treatment shared between the two properties, it is considered the proposal would be acceptable and not result in significant impacts to warrant a refusal.
7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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; (d) The Highways Division of the Department; and (e) The local authority in whose district the land the subject of the application is situated.
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16/00668/B
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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: 18.07.2016
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 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 drawings reference numbers 1, 2, 3 and 4 all received on 13th June 2016.
I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 19.07.2016
Determining officer
Signed : J CHANCE
Jennifer Chance
Interim Director of Planning and Building Control
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