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24/00238/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00238/B Applicant : Mr & Mrs Christine & Martin Stevens Proposal : Single storey extension to the rear of the property to create a new sunroom. Site Address : 21 Crovens Close Douglas Isle Of Man IM2 7AH
Principal Planner: Chris Balmer Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.05.2024 __
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. Overall, it is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan, Residential Design Guide and Area Plan for the East, not having any significant public or private amenities and therefore it is recommended that the application be approved.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 28.02.2024. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 SITE 1.1 The application site is the residential curtilage of 21 Crovens Close, Douglas a two storey detached semi-detached dwelling located on the south western side of Crovens Close, which forms a residential cul-de-sac within a wider suburban area of Douglas.
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24/00238/B Page 2 of 3
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 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." 2.3 Residential Design Guide July 2021
3.0 PLANNING HISTORY 3.1 There are no previous applications on this site which are considered relevant in the determination of this application.
4.0 PROPOSAL 4.1 The application seeks approval for a single storey extension to the rear of the property to create a new sunroom.
5.0 REPRESENTATIONS 5.1 Douglas Borough Council do not object (16.04.2024).
5.2 Highway Services comment (11.03.2024 & 28.03.2024) there is no highway interest.
6.0 ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the street scene/individual property and the individual property and impacts upon neighbouring amenities.
6.2 The extension is traditional in style, with hipped roof. The proposal would be finished in brickwork to match the existing dwelling at lower level and glazing above. A blank wall is proposed along the entire south east elevation of the sun room, which faces towards the neighbouring Nr 20 property. The proposal would have a rear projection of 3.4m and retain a gap of 0.27m to the shared boundary fence which has a height of approximately 1.6m. It is considered its location to the rear, its size, design and finish the proposal would be in keeping
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24/00238/B Page 3 of 3
and would have no adverse impact upon the amenities of the area/individual property, complying with General Policy 2 and the Residential Design Guide.
6.3 The proposal will increase built development along the boundary shared with Nr 20 and therefore will have an impact through loss of light and overbearing impact upon outlook; however, given its size, lightweight construction and existing boundary fence it is considered the proposal while having an impact would not be so significant to warrant a refusal. Accordingly, from these respects the proposal would comply with General Policy 2 and the Residential Design Guide.
7.0 CONCLUSION 7.1 Overall, it is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan, Residential Design Guide and Area Plan for the East, not having any significant public or private amenities and 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) 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 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.
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 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 : 01.05.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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