Officer Report

Application No.: 16/00942/B Applicant: Mr & Mrs Anthony Jones Proposal: Erection of extension to side and rear of dwelling and widening of driveway and vehicular access Site Address: 8 Robert Cubbon Close Reayrt Y Sheear Douglas Isle Of Man IM2 6PT Case Officer : Mr Chris Balmer Photo Taken: 30.08.2016 Site Visit: 30.08.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The application site represents the curtilage of an existing property 8 Robert Cubbon Close, Reayrt Y Sheear, Douglas. The dwelling is a two storey semi-detached dwelling, with gardens to the front and the rear of the property. The dwelling is located at the western edge of 8 Robert Cubbon Close and at the end of the residential cul-de-sac. The rear boundary of the site runs along Ballanard Road.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within an "Area of Open Space" under the Douglas Local Plan. The site is not within a Conservation Area. Despite the site not being designated for residential development, the dwelling is authorised as part of the estate approved under PA 04/0865. As such, the provisions of General Policy 2 of the Strategic Plan is considered applicable, which 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 application 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 single storey extensions to side and rear of dwelling and widening of driveway and vehicular access.

5.0 REPRESENTATIONS - 5.1 Highway Services (24/10/16): "The proposal is to construct a garage and extension to a dwelling within the existing curtilage. The garage will be constructed on part of the existing driveway.

The existing driveway is approx 11m long sufficient to park 2 vehicles. The proposed garage is of sufficient size to accommodate a vehicle but leaves only 5m of driveway for the 2nd vehicle rather than 6m as required by Manx Roads. The requirement for 6m includes approx 1m in front of the garage to permit the opening of doors; if the garage is fitted with a roller style door that will leave sufficient space for a vehicle to be parked on the remaining driveway.

Highway Services does not oppose this application subject to the following conditions:

• 1. The garage shall be fitted with a roller style door.

Reason: to ensure that 2 parking spaces are provided in accordance with the strategic plan in the interests of highway safety.

• 2. The garage shall remain free from obstruction and available for the parking of a vehicle in association with the dwelling.

Reason: to ensure that 2 parking spaces are provided in accordance with the strategic plan in the interests of highway safety."

5.2 Douglas Borough Council have no objection (19.09.2016).

6.0 ASSESSMENT - 6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities. - 6.2 The proposed side and rear extension in terms of their design, proportion, siting and finish are appropriate and in keeping with the main dwelling house and would be acceptable forms of development within the street scene and the individual property. Accordingly, from these respects the proposal would comply with general Policy 2. - 6.3 The two neighbouring properties most likely to be affected would be Nrs 6 - immediately adjacent to the north of the site and Nr 25 which is located to the south of the site. - 6.4 In terms of the rear single storey extension only the occupants of Nr 6 would be potentially impacted. The proposal would have a depth of 4.5 metres and run parallel with the shared boundary. However, a 0.4 metre gap would be retained between the extension and the boundary fence, a 1.8 metre high fence would be retained, the depth of the extension does not run along the majority of the boundary still leaving an open view from the neighbouring property windows.

6.5 The impact upon Nr 25 would be increased compared to the existing situation as the side extension would project towards the neighbouring property. However, it is considered give the distant being retained (8.8m) and as such views of the extension from the front windows of Nr 25 are not directly looking towards the gable end of the side extension, but rather more angled views; it is considered the impact would not be so significant 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: 28.10.2016 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 garage shall be fitted with a roller style or sectional door that does not project beyond the face of the garage during operation.

Reason: to ensure that 2 parking spaces are provided in accordance with the strategic plan in the interests of highway safety.

- C 3.

The garage shall remain free from obstruction and available for the parking of a vehicle in association with the dwelling. Reason: to ensure that 2 parking spaces are provided in accordance with the strategic plan in the interests of highway safety. This approval relates to drawings reference numbers 01, 02 and 03 all received on 10th August 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: 31.10.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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