Officer Report

Application No.: 16/01136/B Applicant: Nelly Annick Christian Proposal: Replacement of rear extension Site Address: 38 Murrays Road Douglas Isle Of Man IM2 3HW Case Officer : Mr Chris Balmer Photo Taken: 21.10.2016 Site Visit: 21.10.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The site represents the existing residential curtilage of 38 Murrays Road Douglas, located on a corner plot with Murrays Road to the northeast of the site. The property is a three storey end terraced property with a brown pebble dash finish and slate roof tiles.

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;
• (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 There are a number of previous planning applications associated with this property; however, none are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks full approval for the replacement of rear extension. The proposed flat roofed, rear extension would have a width of 6.7 metres, a depth of 2.7 metres and a maximum height of 3.2 metres.

5.0 REPRESENTATIONS - 5.1 Highway Services have no objection (received on 28.10.16).

6.0 ASSESSMENT - 6.1 The key issues relate to the potential visual impact upon the street scene and the potential impacts upon neighbouring properties. - 6.2 Visiting the area and viewing the proposed plans the alterations to the rear elevation will be apparent from the road which serves Waverly Court, albeit the works would be very similar to the existing situation and neighbouring extensions to the northwest of the site. Accordingly, it is considered the proposal would comply with General Policy 2. - 6.3 In terms of the potential impact upon neighbouring amenities, Nr 40 is the property most likely to be affected. However, the amount of built development facing this property would essentially remain as is, as the proposal would not be increasing the mass or size of development along the shared boundary with Nr 40. Accordingly, 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.

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: 14.11.2016

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. The external elevational finishes of the rear extension hereby approved are required to match those of the existing main building. Reason: In the interests of the character and appearance of the site and surrounding area.

This approval relates to the submitted documents and drawings all received on 3rd October 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: 14.11.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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