Officer Report

Application No.: 15/01378/B Applicant: Ms Rumana Swinton Proposal: Erection of an extension and creation of an additional window to rear elevation of dwelling Site Address: 2 Sydney Street Douglas Isle Of Man IM1 3JB Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The application site is the curtilage of the existing property, 2 Sydney Street, Douglas, which currently form part of a two storey traditional terrace located on the northern side of Sydney Street and north east of Manx Telecom Telephone exchange building.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area of predominantly residential use on 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 policy is 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 no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for the erection of an extension and creation of an additional window to rear elevation of dwelling. - 4.2 The proposed extension would be single storey and essentially form an infill development between the existing two storey outriggers of the application site and the neighbouring property Nr - 3 Sydney Street. The proposal would have a width of 1.8 metres, a depth of 6.6 metres and a height of 3.3 metres.

4.3 The proposal also includes the installation of a first floor window to serve a bedroom within the existing rear two storey outrigger. - 5.0 REPRESENTATIONS

5.1 Highway Services have no objection (received on 24.12.2015). - 5.2 Douglas Corporation has no objection (received on 12.01.2016).

- 6.0 ASSESSMENT

6.1 The main issues is whether the proposals would have a significant or adverse impact upon the visual amenities of the street scene and the individual property and secondly, whether the works would have any adverse impact upon the neighbouring residential amenities. - 6.2 In terms of the works, the proposed extension would be screened from public view given the height of the proposal and the height of the rear boundary wall which fronts onto the rear access lane. The additional first floor window would add interest to the blank gable wall and is considered acceptable. Overall, it is considered the proposal is acceptable and would not adversely affect the visual amenities of the individual property or the street scene. - 6.3 In terms of the potential impacts upon neighbouring amenities, the proposed extension will have little or no impact, given that those in the neighbouring properties (Nos 1 & 3) will not see the proposal from their properties. The first floor window has the potential to introduce overlooking over parts of the rear yards of the neighbouring properties; however, it is not considered this would give rise to significant loss of privacy to warrant a refusal. It is noted No. 1 has a similar first floor window within the rear outrigger.

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.

PARTY STATUS 7.1 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.

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: 20.01.2016 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.

This approval relates to drawings reference numbers 2015/40/01, 02 and 03 all received on 22nd 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: 26.01.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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