151648

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                                                 16/01310/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/01310/B Applicant : Vivienne Moore Proposal : Alterations and single storey extension to rear Site Address : 43 Palatine Road Douglas Isle Of Man IM2 3BP

Case Officer : Miss Abigail Morgan Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE SITE

1.1 The application is the residential curtilage of 43 Palatine Road, Douglas which is a mid- terrace dwelling. The properties that make up this terrace are two storeys in height with a pitched roof dormer window in the front elevation to provide living accommodation in the roofspace - these seem to be original features, or at least to have been quite uniformly added at some point in the past. All the dwellings have a short stepped access to their front door, with those at the south- western end (where the application site lies) having a greater number of steps owing to their sitting lower than those to the north-eastern end.

1.2 Planning permission was granted in October 2016 for the rebuilding of the utility room extension resulting in a flat roof rear extension.

2.0 THE PROPOSAL

2.1 This application seeks approval for the erection of a single storey rear extension 2.25m x 3.7m x 2.6m high. The extension is for a shower room to facilitate downstairs bedroom and shower for disabled occupant.

2.2 The plans show two options for roof lights; one style (E1) is for a traditional roof lantern and the other (E2) is more like a pitched roof two velux lights in. Both options have been assessed.

3.0 PLANNING HISTORY

3.1 Related to this, planning approval was granted under PA 15/00006/B for alterations to the front access arrangements to enable easier access for a disabled occupant of the dwelling. The proposal sought to replace the existing five steps with seven at a slightly shallower angle, but which also reflected the fact that the front yard slopes up away from the highway at present (and also has a stepped access from it). Also approved was the installation of a wall-mounted platform of a stairlift-type design.

3.2 Planning application 16/00100/B was recently approved for the installation of new pitched roof and alteration to windows on existing rear extension. This application was very similar to 16/01048/B. Both applications were approved.

4.0 DEVELOPMENT PLAN POLICIES

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                                                 16/01310/B
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4.1 The application site is in an area zoned as "Predominantly Residential" on the Douglas Local Plan 1998, and it is not within a Conservation Area. As such, the relevant policy to consider is General Policy 2 of the Strategic Plan, which presumes in favour of development that is appropriate in form, scale and design relative to both the site and its surroundings and where this would not result in a highway safety issue.

5.0 REPRESENTATIONS

5.1 DOI Highways state no highways implications with the following comments; The proposal is to create additional living accommodation on a single family dwelling house. The existing car parking arrangements will remain unchanged. 19/12/16.

5.2 No other representations were received at the time of writing.

6.0 ASSESSMENT

6.1 The main issues are the effect of the proposal on the character and appearance of the dwelling and impact on neighbouring property no 45 Palatine Road with particular regard to overbearing.

6.2 The proposed works are to the rear of the dwelling and are not publicly visible and have been designed to tie in with the approval under 16/01048 to facilitate ground floor bedroom and shower accommodation for a disabled resident.

6.3 The need for the proposal is compelling and would not result in any adverse impact on the appearance of the site or the rear of the terrace in general. With regards to the two proposed roof lights neither is considered to be unduly harmful, in terms of impact of main dwelling and the terrace, and as such either would be acceptable. It is therefore considered that the proposal is acceptable in terms of parts (b) and (c) of General Policy 2.

6.4 With regards to impact on neighbouring properties the main effect of the proposal would be to raise the boundary wall from 1.7m to 2.6m. This would be apx 600mm higher than a wall that could be erected under permitted development rights. As such this proposal is not considered to be materially harmful to neighbouring living conditions in terms of overbearing, to warrant a refusal. The proposal therefore complies with part (g) of GP2.

7.0 RECOMMENDATION

7.1 Given the above, it is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: o The applicant, or if there is one, the applicant's agent; o 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; o 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 o 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.

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                                                 16/01310/B
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Recommendation

Recommended Decision:

Permitted Date of Recommendation: 14.02.2017

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 01, 02 and 03 all date stamped received 22 November 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: 14.02.2017

Determining officer

Signed : C BALMER

Chris Balmer

Senior Planning Officer

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.