The application site is the residential curtilage of 27 The Crescent, a two storey semi-detached dwelling on the northern side of The Crescent, leading off from Port-E-Chee Avenue in Douglas. No. 27 is towards the end of the cul-de-sac. The existing dwelling is adjoined to No.25 on the western elevation. No. 29 The Crescent is built on a higher level than the application site due to the slight rise of the highway from east to west.
The existing dwelling is finished in a mint green render with PVC windows throughout. The roof is a hip roof and finished in tiles. There is the availability of parking for one vehicle on site with limited parking on the highway.
To the rear of the dwelling is a long sloping downwards garden which is bordered by a stream and trees at the northern end. The east elevation is bounded by a hedge and to the rear of the dwelling the boundary treatment is comprised of hedging and vegetation. The front of the dwelling is bounded by a hedge to the footpath and highway.
The Proposal
The planning application seeks approval for the erection of raised timber decking in the rear garden.
The decking is to be erected around the northeast and east corner of the existing patio area and be finished in 125 x 32mm timber decking panels. The timber decking will be erected onto and welded to steelwork. The steel supports will be welded and bolted steel fastening to the existing patio uprights. The steel sections will be fixed into concrete block supports.
Planning History
The application site has been the subject of three previous planning application that are considered specifically material to the assessment of this current planning application:
PA 12/0041/B (Retrospective): Erection of a lean to storage structure in rear garden. This previous planning application was permitted.
PA 08/01392/B: Alterations, extension of decked area and erection of shed. This previous planning application was permitted.
PA 07/01182/B: Construction of a decked area. This previous planning application was permitted.
Planning Policy
In terms of local plan policy, the application site is predominantly residential use under the Douglas Local Plan Order 1998 Map No. 2 (South).
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application.
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;
(g) does not affect adversely the amenity of local residents or the character of the locality;
Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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
Douglas Borough Council has no objections to the current planning application.
Assessment
The main issues to consider in the assessment of this planning application are; 1) the impact of the proposal on the amenities of the local residents of The Crescent; 2) the impact of the proposed decking area to the character and appearance of the existing dwelling and garden area and; 3) the impact of the proposed development on the surrounding area and quality of the landscape.
It is considered that the overall level and scale of the development proposed within the planning application is relatively modest and is not considered to cause any adverse impacts on the public and private amenities of the local residents of The Crescent. The decking would not be visible from the public thoroughfare of The Crescent and given the significant screening and position of the existing fence panels would not be seen from the residents of No. 26 The Crescent.
In regards to the impacts on the amenities of the residents of No. 25 The Crescent, the proposed fencing and decking will be erected 4 metres away from the existing boundary with the fencing erected 1.2 metres above ground level. Given the lack of substantial screening from the boundary at present overlooking would not be an issue, given that it is already possible to overlook each of the rear gardens of The Crescent. It should be noted that No. 23 The Crescent has an existing timber decking outrigger feature erected on the
boundary to No. 25 and is clearly visible from the rear garden of No. 27 The Crescent. The owners of number 25 have been contacted by the Planning Office to seek their views but have not responded within the time allocated.
Decking areas are very common features of residential dwellings and considered to be an appropriate form of development for 27 The Crescent. The proposed decking area will coincide and be in keeping with the existing appearance and landscape design of the garden given the existing timber fencing and structures that have been erected to the lower section of the garden comprising a woodcutting area and wood storage area. The new proposed fencing and decking will project from the existing decking and fencing in replace of the existing hedge and finish in line with the existing steps of the garden.
Given the position and siting of the proposed development, it is not visible from a public thoroughfare and therefore not judged to have a harmful or damaging impact on the surrounding area and street scene of The Crescent. Overall, it is concluded that the planning application is that the planning application is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2007.
RECOMMENDATION
It is recommended that the planning application be permitted
PARTY STATUS
The local authority is, Douglas Borough Council, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 16.04.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval for the erection of raised decking in the rear garden relates to drawings showing the location plan and site plan and drawing number 9312 all date stamped 9th March 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 10/5/12
Determining officer (delete as appropriate)
Signed : A. Han Anthony Holmes Senior Planning Officer
Signed : Michael Gallagher Director of Planning and Building Control
Signed : Jennifer Chance Development Control Manager
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