Officer Report

Application No.: 16/00714/B Applicant: Landfall Limited Proposal: Alteration to existing ground floor apartment and first floor extension over ground floor outlet to create a dwelling. (Amendment to 15/00653/B). Site Address: Garthleigh 1 Clifton Terrace Douglas Isle Of Man IM2 3HU Case Officer : Mr Chris Balmer Photo Taken: 13.07.2016 Site Visit: 13.07.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of Garthleigh, 1 Clifton Terrace, Douglas which is a three and half storey end-terrace property located on the eastern side of Ballaquayle Road and northwest of Broadway. The property has been converted into apartments. A single storey flat roofed extension has been constructed to the southern gable end wall of the main building.

2.0 THE PROPOSAL - 2.1 The application seeks approval for alteration to existing ground floor apartment and first floor extension over ground floor outlet to create a dwelling (amendment to 15/00653/B). The new dwelling would be a one bedroom unit with a kitchen, lounge and bathroom at ground floor level and a bedroom at first floor level. Currently the ground floor area is utilised as two bedroom as part of flat 2. However, the proposed alteration would reduce this existing flat from three bedrooms to a single bedroom apartment. - 2.2 The proposed extension would be at first floor level only, and would have a maximum depth of 5.7 metres, a width of 3.4 metres and a maximum height of 7.8 metres. Existing windows, cornices and mouldings and external cill details would all be replicated as part of this scheme. - 2.3 For reference the previous approved scheme (PA 05/00653/B) proposed an extension which would again be at first floor level only, but would have a maximum depth of 9 metres, a width of

3.4 metres and a maximum height of 7.8 metres. Again the existing windows, cornices and mouldings and external cill details would all be replicated as part of this scheme.

2.4 Essentially the first floor extension between the new application and the previous application has been reduced in depth by 3.3 metres and the lounge/kitchen accommodation is now proposed to be at ground floor level, rather than at first floor level.

3.0 PLANNING HISTORY - 3.1 The following previous applications are considered to be specifically material in the assessment of the current application: - 3.2 Alteration to existing ground floor apartment and first floor extension over ground floor outlet to create a dwelling - 15/00653/B - APPROVED

3.3 Conversion of rear part of ground floor to an apartment with parking - 02/02564/B APPROVED - 3.4 Erection of garage - 97/00907/B - APPROVED - 3.5 Changes of use to 8 No. flats - 88/01245/B - APPROVED - 3.6 Conversion of ground floor storage area to apartment - 90/01115/B - APPROVED

- 4.0 CONSULTATIONS

4.1 Highway Services of the Department of Infrastructure do not oppose (on 28.07.2016):

"The application form indicates that this application relates to a reduction in size from the previous application. In these circumstances, the previous response not to oppose is unaffected."

4.2 Douglas Borough Council indicate that they do not object to the application (01.08.16).

- 5.0 PLANNING POLICIES

5.1 The application site is within an area of 'Predominately Residential' under the Douglas Local Plan Order 1998. The site is within a Conservation Area. - 5.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 5.3 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."

5.4 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

- 6.0 ASSESSMENT

6.1 There are considered three main issues with the proposal, the visual impacts of the proposal within the Conservation Area and to the individual property; potential residential amenities of future occupants and potential impact upon on-street parking in the area. - 6.2 In terms of the visual impacts of the proposal within the Conservation Area and to the individual property, the main aspect that would be a prominent feature in the area is the first floor extension. The proposal is similar to what was previously approved, albeit smaller in depth. Accordingly, there are again not objections or concerns with the proposal and it is considered the extension would in terms or proportion, form, scale, design and finish be a significant improvement over the existing flat roofed extension. It is also considered whilst the proposal would increase the amount of built development to the prominent southern elevation, it would be an improvement of the existing. Accordingly, it is considered the proposal would be an enhancement to the Conservation Area and the individual property and comply with Environment Policy 35.

6.4 In terms of the potential amenities of future occupants, the main living accommodation is located at ground floor level and would have views over the rear lane and views over the adjacent gardens (public open space). Whilst the amenity value was greater within the previous scheme, it is considered the proposal would still have clear and pleasant outlook and the dwelling would provide an acceptable level of amenities to any future occupier, complying with General Policy 2. - 6.5 In relation to off street parking provision the scheme would essentially reduce a three bedroom apartment to a single bedroom apartment and create a new one bedroom property. Essentially, the overall scheme reduces the amount of bedrooms by one. Consideration is also given to its town centre location, close to existing services, public transport, shops and employment areas. Accordingly, given the comments of Highway Services and the site's central location, the proposal is not considered to have an adverse impact upon on-street parking in the area.

- 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: 01.08.2016

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. All external cornice and moulding details shown on drawing 1304.10 are to be completed as shown and retained thereafter prior to the occupation of the new dwelling approved under this application. Reason: In the interests of visual amenities to the existing property and the Conservation Area.
• C 3. Prior to the commencement of any works a full detailed scale plan is required to be submitted and approved by the Planning and Building Control Directorate which shows the new front door of the hereby approved dwelling. This approved plan and scheme is required to be implemented prior to the occupation of the dwelling. The door is required to be of a design which replicates the existing and original door of 1 Clifton Terrace. Reason: In the interests of visual amenities to the existing property and the Conservation Area.

This approval relates to drawings reference numbers 1304.1 and 1304.10 all received on 24th June 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: 04.08.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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