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24/00243/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00243/B Applicant : Mr Alan Hardinge Proposal : Replace existing rear conservatory with new sun room and removal of internal wall Site Address : 14 Cedar Walk Douglas Isle Of Man IM2 5NG
Planning Officer: Peiran Shen Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.04.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal has no adverse impact on the character of the area or on neighbouring amenities.
Plans/Drawings/Information; This approval relates to the documents, planning statement and drawing no. 24/3222/01, 24/3222/02A which have been received on 29th February 2024.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is 14 Cedar Walk, Douglas, a two-storey semi-detached dwelling located southwest of Cedar Walk. There is an existing quasi mono-pitched-roof conservatory on the rear elevation.
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24/00243/B Page 2 of 3
2.0 THE PROPOSAL 2.1 The proposal is the demolition of the conservatory and the erection of a replacement flat-roof rear extension. It has a parapet around the roof and a lantern rooflight. The extension would be approx. 2.9m tall. The existing conservatory has an average height of 2.35m. The projection of the extension stays about the same as the existing one and the length increase for approx. 1m. compared to the existing one.
3.0 PLANNING HISTORY 3.1 Construction of conservatory was APPROVED under PA 87/04597/B.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.
Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Paragraph 4.3.11 o General Policy 2 (b) (c) (g) o Paragraph 8.12.1 o Environment Policy 42
PPS and NPD 4.3 There is no planning policy statement or national policy directive considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Section 4.6 Rear Extensions o Section 4.7 Flat Roof Extension o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties
6.0 REPRESENTATIONS 6.1 Douglas Borough Council has no objection to this application (06.02.2023).
6.2 DoI Highway Services does not oppose this application (01.02.2023). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking.
7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area and the amenities of the neighbours.
Design of the House Itself 7.2 The proposed extension has a parapet that help connecting the extension to the main dwelling smoothly. Therefore, it is considered to have no negative impact on the design of the house. Character and Appearance of the Conservation Area 7.3 The rear extension is not readily visible to the public and is considered to not have an impact on the character of the area.
Neighbouring Amenities
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24/00243/B Page 3 of 3
7.4 The extension has about the same projection as the existing conservatory. Although the height is increased for approx. 0.5m, given the extension is northeast of the neighbouring property, it is not considered to have an additional overbearing or overshadowing impact compared to that of the existing conservatory
7.7 There is no new vantage point created beside the rooflights. Therefore, it is considered that there is no additional concern for overlooking.
8.0 CONCLUSION 8.1 The proposal has no adverse impact on the character of the area or on neighbouring amenities. The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide 2021. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
9.2 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 above who should be given Interested Person Status. __
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 16.04.2024
Determining officer Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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