146584

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                                                 16/01142/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/01142/B Applicant : Mr Derek Cox and Ms Noreen Latta Proposal : Erection of extension to replace existing conservatory Site Address : 14 Orchid Close Douglas Isle of Man IM2 7EN

Case Officer : Mr Jason Singleton Photo Taken : 01.11.2016 Site Visit : 01.11.2016 Expected Decision Level : Officer Delegation

Officer’s Report

APPLICATION SITE 1.1 The application site is the residential curtilage of 14 Orchid Close, Douglas. Orchid Close is a spur off Campion Way which forms a cul-de-sac of 22 dwellings with a mix of detached and semi- detached properties. The property is a two storey, semi-detached dwelling located on the southern side of Orchid Close. At the rear of the property is mature boundary hedging that is shared with those semi-detached properties of Fuchsia Terrace.

1.1 The rear of the property is laid to grass with a garden shed at the furthest point away from the house. On the rear elevation is an existing conservatory measuring 3.3m x 3.3 x 3.3m with a set of patio doors opening out into the garden. The boundary treatment is a 1.2m high wooden post and vertical panel fence. The neighbouring property is the mirror image of the application property.

THE PROPOSAL 2.1 Proposed is a single storey extension into the rear garden measuring 3.6m deep and 5m wide, with a sloping roof from a height of 3.7m to 2.6m. This would be giving a floor area of 18m2.

2.2 The finish of the walls to the extension is to be brickwork and the roof tiled to be in keeping with the house. Within the roof space it is proposed to install to roof lights on the mono pitched roof.

2.3 The extension would be 300mm from the boundary fence and is of a solid construction with no openings within the elevation. The elevation to the south would feature bi-fold doors 3.6m x 2.0m. On the south west elevation facing towards No.15 are two vertical windows 700mm wide and measuring from floor to ceiling.

PLANNING HISTORY 3.1 00/01335/B - Erection of conservatory. Approved.

DEVELOPMENT PLAN POLICIES 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:

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                                                 16/01142/B
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"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;

4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan states: 'As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.

REPRESENTATIONS 5.1 Douglas Borough Council has not commented at the time of writing.

5.2 Highways have commented but have no objection. (01/11/16;

ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the neighbouring properties and street scene.

6.2 The proposed single storey extension to the rear would only be slightly visible when walking along the footpath at the front of the street scene. However, these views are against the backdrop of the mature hedging within the residential curtilage. Whilst the extension would be visible in parts, its impact would be minimal and the extension is considered to not adversely affect the site or surrounding street scene as it does not change the appearance of the property.

6.3 The proposed extension is modest and retains a balance between a rear garden and the proposed extension. The design, size and massing of the proposal is considered to be in keeping with the existing property, remaining subservient to the host dwelling.

6.4 The extension would be around 300mm from the neighbouring property to the west and given that there is a fence of 1.2m high on the boundary. On visiting the site, it was observed the relationship between the two properties, given the rear of the property faces south, it would only be early mornings when the sun would not be on the rear of the property. A letter was sent to the neighbouring resident to ascertain further information and they did not feel they would be affected by the proposal as there is already a built structure in place and there would be no loss of light. As a result it is considered that the proposed extension would not appear unduly overbearing or result in the undue loss of light to the neighbouring property. Whilst there are no windows in the east elevation of the extension it is not considered the extension would not result in undue overlooking or loss of privacy affecting the use of the neighbour's garden to the east.

6.5 The single storey extension would protrude above the existing fence boundary, however the level and scale of development that would be visible from the immediate neighbouring properties would not be of a scale that would warrant a reason for refusal.

RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.

INTERESTED PERSON STATUS

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8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 29.11.2016

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.

This approval relates to drawings reference 01, 02 and 03 date stamped 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: 30.11.2016

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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