DEC Officer Report

Application No.: 19/00449/B Applicant: Ms Barbara O'Hanlon Proposal: Erection of a rear extension (retrospective) Site Address: 11 Allan Street Douglas Isle of Man IM1 3DQ Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.05.2019 _________________________________________________________________

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 the submitted documents and drawings reference numbers PL436-01 all received on 16th April 2019. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site represents the curtilage of an existing property 11 Allan Street, Douglas which is a traditional two storey mid terraced property located to the southern side of Allan Street. The property also backs onto Clark Street Lane which is to the south of the site. The property sits within a wider urban area made up of terraced properties within the centre of Douglas.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Douglas Local Plan and the Draft Area Plan for the East. The site is not within a Conservation Area. - 2.2 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 applications 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 a rear extension (retrospective). The extension would have a maximum rear protection of 4m, a width of 2.5m and a height of 3.2m. The extension is flat roofed in nature with two windows within the side elevation (west) of the extension. The proposal replaces/incorporates outbuildings on the site.

5.0 REPRESENTATIONS - 5.1 Highway Services comment there are no highway implications (01.05.2019). - 5.2 Douglas Corporation have no objection (03.05.2019).

6.0 ASSESSMENT - 6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities. Potential visual impact upon the street scene - 6.2 The extension would be mainly screened from public views from the surrounding road due to existing built development, boundary features and located mainly to the rear of the property. However, the extension would be partly apparent from Clark Street Lane (no thru

road). There are a number of similar styles of flat/low pitches roofs in the immediate street scene. Accordingly, from these respects the proposals would comply with General Policy 2.

Potential impact upon neighbouring amenities

6.3 The main issue relates to the potential impacts upon the neighbouring property namely Nr 6 Allan Street, namely through potential overbearing/loss of light. However, given the size, height and siting of the extension in relation to the neighbouring properties and given the existing boundary walls around the site; it is not considered the proposed extension would have a significant adverse impacts upon the surrounding neighbouring amenities to warrant a refusal of the extension.

7.0 CONCLUSION - 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 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.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

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 : 31.05.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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