Officer Report

Application No.: 15/01113/B Applicant: Mr William & Mrs Felicity Wood Proposal: Demolition of existing garage and erection of a two storey extension to dwelling, and extension to existing hard standing Site Address: 15 Larch Hill Grove Douglas Isle Of Man IM2 5NU Case Officer : Mr Chris Balmer Photo Taken: 13.10.2015 Site Visit: 13.10.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The application site is the curtilage of an existing property 15 Larch Hill Grove, Douglas. The dwelling is a two storey, semi-detached dwelling, with a small garden to the front, and a larger garden to the rear/side. The dwelling is located to the south-western side of Larch Hill Grove at the end of one of the turning heads of the cul-de-sac.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Onchan 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:

• (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."

3.0 PLANNING HISTORY - 3.1 The previous planning application is considered relevant in the assessment and determination of this application: - 3.2 Erection of a sun room extension on rear elevation - 07/00132/B- APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the demolition of the existing attached garage and erection of a two storey extension and the extension of the existing hard standing. Originally, the

• proposal included the erection of a detached garage. This has since been withdrawn from the scheme following concerns raised by Manx Utilities Authority (Electricity).
• 4.2 In relation to the two storey extension, this would be located to the gable elevation of the dwelling (south) and would be set back from the front elevation by 1.4 metres. The extension would have a width of 4.3 metres, a depth of 7.4 metres and a ridge height of 7.5 metres. The extension would be finished to match the existing dwelling in all respects.
• 4.3 The submission includes the extension of the existing drive along the boundary shared with Nr 13, by 3.2 metres, resulting in a total length of 12 metres.

5.0 REPRESENTATIONS - 5.1 Highway Services do not oppose (received on 06.10.2015 and 15.12.15). - 5.2 Onchan Commissioners have no objection (received on 21.10.2015). - 5.3 Manx Utilities Authority – Electricity - initially objected to the application (received on 21.10.2015) as there is a low voltage underground cable, in the area of this planning application. Since these comments, the application has been altered, by omitting the garage and they no longer object to the application (received on 29.12.15).

6.0 ASSESSMENT - 6.1 The principal issues relate to the potential visual impacts upon the amenities of the street scene and whether adequate off street parking remains. - 6.2 In relation to the potential visual impact upon the street scene, the proposals would be beneficial to the visual amenities of the surrounding street scenes. Accordingly the proposals are considered un-objectionable. - 6.3 The proposal would result in increasing the drive by continuing the existing by a further 3.2 metres along the boundary shared with Nr 13. This will result in space for two off road parking spaces within the site. Accordingly, this proposal would not result in the loss of an off-street parking provision and Highway Services have no objection. - 6.4 Overall, it is considered that the overall level of development contained within the proposal is relatively modest and in keeping with the character of the dwelling, with suitably limited impact on the neighbouring properties. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with Douglas Local Plan and General Policy 2 of the IOM Strategic Plan.

7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Douglas Local Plan and therefore recommended for an approval.

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 Services of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

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".

8.2 In accordance with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: Manx Utilities Authority - Electricity

Recommendation Recommended Decision: Permitted Date of Recommendation: 05.01.2016 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.

• C 2. Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the north-east elevation of the first floor en-suite window and shall be maintained as such thereafter. Reason: To preserve the amenities of the occupants of the adjacent dwelling.
• C 3. Prior to the commencement of the demolition of the existing garage, the driveway is required to be extended as shown in drawing 03 REV B received on 8th December 2015 and shall at all times be made available for the parking of private motor car(s) associated with Nr 15 Larch Hill Grove and shall be retained available for such use. Reason: In the interests of highway safety during the construction and occupation of the dwelling.

This approval relates to drawings reference numbers 01, 02 and 03 REV B received on 2nd October 2015 and 8th December 2015.

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: 05.01.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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