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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00914/B Applicant : Miss Martina Pooley Proposal : Replacement of existing rear lean to conservatory with a sun lounge extension Site Address : 16 Hampton Grove Douglas Isle of Man IM2 2NQ

Case Officer : Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 09.11.2017 __

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.

Plans/Drawings/Information:

This approval relates to drawings referenced 2017/30/01, 2017/30/02 and 2017/30/03 date stamped 24th August 2017.

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Interested Person Status - Additional Persons

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Officer’s Report

APPLICATION SITE 1.1 The application site is the residential curtilage of 16 Hampton Grove, Farm Hill Douglas. The property is a semi-detached bungalow located to the north of the cul-de-sac.

PROPOSAL 2.1 Proposed is a replacement of a lean to conservatory with a flat roof sun lounge to the rear of the building, measuring 2.8 deep and 6.6m wide. The existing conservatory measurers

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2.5m deep and 6.3m long across the width of the rear elevation. The new conservatory will feature a shallow pitched roof that ties into the existing roof of the dwellinghouse as opposed to the former which connected to the building below eaves level.

PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

PLANNING STATUS 4.1 In terms of local plan policy, the application site is within an area zoned as "Predominantly Shopping" identified on the Douglas Local Plan 1998. The property sits with the Athol Street, Victoria Street Conservation area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 sets out the Island's strategic and spatial objectives and contains the following policies that are considered specifically material to the assessment of this application;

4.3 General Policy 2 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;

4.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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 no objection (10/09/17)

5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (07/09/17)

ASSESMENT 6.1 The fundamental issue to consider in the assessment of this current planning application are; (i) the impact of the proposed development on the character and appearance of the existing building, (ii) the impact of the proposal on the surrounding area and street scene.

6.2 This application is not proposing to excessively increase the existing footprint but to develop outside of the existing footprint and build around the existing conservatory. The principle of the proposed extension would respect the main building in terms of the, layout, height and scale. The design and form of the extension would be finished to match the existing dwelling in terms of appearance, which would be in keeping with the character of the area by using materials which would complement the property.

6.3 It is considered that the proposed extension would not appear unduly given the level and scale of development being proposed within this planning application. The proposal is considered to be relatively modest and not judged to cause harm to the enjoyment of the office use or the flats above or considered to harm the character and quality of the surrounding area or that of the wider conservation area. The proposed replacement extension would be

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finished to match the main dwellinghouse and is deemed to enhance the appearance of the dwelling.

6.4 The adjoining residential property to the easts living conditions would be affected by the proposed extension and the design does not include any windows that would offer the opportunity of overlooking.

CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date : 15.11.2017 Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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