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                                      24/00302/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00302/B Applicant : Ms Charlotte Bell Proposal : First-floor extension over existing garage creating new master bedroom and ensuite, and small single storey extension to the rear of the property Site Address : 24 Harcroft Avenue Douglas Isle Of Man IM2 1PD

Planning Officer: Hamish Laird Photo Taken : Site Visit : Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.05.2024 __

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. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan and that there would be no harm to neighbours amenities. The design, bulk, scale and extent of the extension is considered acceptable and would not result in visual harm to the character and appearance of the area. It accords with the provisions of Strategic Plan Policies GEN2, T4 and T7. An approval is recommended.

Plans/Drawings/Information; The development shall be carried out strictly in accordance with the details outlined on the following plans:

Drawing No. 100 Rev. A - Site Plan and Location Plan; Drawing No. 103 Rev. B - Proposed General Arrangement Option 2;

all date stamped received 15th March, 2024.

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                                      24/00302/B                                     Page  2  of  4

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE 1.1 The application site represents the curtilage of an existing property 24 Harcroft Avenue, Douglas which is a two storey detached dwelling, with gardens to the front, and the rear of the property. The dwelling is located to the northern side of Harcroft Avenue. The property sits within a wider urban housing estate setting within Douglas.

2.0 PLANNING POLICIES 2.1 In terms of local plan policy, the application site is within an area recognised as being within an area of "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."

2.3 Policies T4 and T7 in the Strategic Plan relate to the requirement for adequate parking provision and safe access to the highway for all new developments.

3.0 PLANNING HISTORY 3.1 There is one previous planning application affecting the site - PA 18/01187/B for the 'Demolition of existing conservatory and erection of kitchen/dining extension', which was permitted on 21/12/2018, and is considered relevant in the assessment and determination of this application.

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                                      24/00302/B                                     Page  3  of  4

4.0 PROPOSAL 4.1 The application seeks approval for a "First-floor extension over existing garage creating new master bedroom and en-suite, and small single storey extension to the rear of the property". The first floor extension would be attached on the east side of the dwelling above the existing garage and would line up with the existing front and rear elevations and would match the eaves and ridge height of the existing main roof. It would measure 7.98m deep x 4.95m to the eaves and 7.42m high to the ridge. It would provide a 4th bedroom with dressing area, and en-suite shower room at the rear served by an obscure glazed window in the rear elevation. A new window would be inserted in the first floor front elevation. The new side elevation at first floor level above the garage would be blank.

4.2 The ground floor rear extension would have a maximum rear protection of approx. 3.9m, a width of 5.9m and a height of 3m, and would be housed under a very shallow sloping roof. The extension would be finished in Marley Cedral Vertical Cladding (light grey colour).The proposed extension would cover the width of the rear of the dwelling and garage and would incorporate the existing rear smaller extension (same depth and height) attached to the rear of the dwelling, which measures approx. 5.98m wide. This would extend the existing kitchen/dining room to provide a seating area.

5.0 REPRESENTATIONS 5.1 DoI Highways comments (2/4/24) as follows: 24/00302/B - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking. 5.2 No third party comments received at the time of writing this report.

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 first floor side extension would be screened from the majority of public views from the surrounding roads due to existing built development, particularly the side wall, bulk and scale of the neighbouring dwelling to the south-east at Thie Gennal. The single storey addition to the existing rear extension would also be screened by Thie Gennal and by existing boundary features including the 1.8m high wooden boundary fence between the site and Thie Gennal. The design of the extension, its form, bulk and scale, reflects that of the existing dwelling.

6.3 The addition of the rear element to the present flat-roofed extension would reflect the design, scale, depth and form of this existing attachment. Being flat roof in design differs from the main dwelling house which has a pitched roof. The new rear extension would have a dark grey pebble-dash finish and a new double casement, side opening window, under its membrane roof. This element of the extensions would not be apparent from public views. Accordingly, from these elements of the proposed extensions would comply with General Policy 2.

6.4 It is noted that the neighbouring dwelling to the south-east at Thie Gennal has a blank side wall facing the site, and has itself been extended at first floor level above the garage in the same way as is proposed by this application for No. 24. Two further dwellings at Nos 36 and 38 Harcroft Avenue have also been similarly extended.

Potential impact upon neighbouring amenities 6.5 The main issue relates to the potential impacts upon the neighbouring properties (namely Thie Gennal, Harcroft Avenue), through loss of light, overbearing impacts and/or overlooking. However, given the size, height and siting of the extension in relation to this neighbouring property, and the orientation of Thie Gennal which has a blank side elevation facing the site. In addition, given the landscaping features around the boundaries of the site, it

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                                      24/00302/B                                     Page  4  of  4

is not considered the proposed ground floor rear extension would have a significant adverse impacts upon the surrounding neighbouring amenities to warrant a refusal of these extensions.

Parking Provision 6.6 The proposal involves the addition of a fourth bedroom to the property, as well as extending the ground floor living accommodation. The existing integral garage is proposed to be retained. There are no on-street parking restrictions on the public highway in the locality and on-street parking occurs. It is noted that DoI Highways has raised no objections to the proposals. Overall, it is considered that there is sufficient on-site parking available to serve the extended dwelling. As such, this element of the proposals accords with the provisions of Policies T4 and T7 in the Strategic Plan.

7.0 CONCLUSION 7.1 It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan and that there would be no harm to neighbours amenities. The design, bulk, scale and extent of the extension is considered acceptable and would not result in visual harm to the character and appearance of the area. It accords with the provisions of Strategic Plan Policies GEN2, T4 and T7. An approval is recommended.

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 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 : 09.05.2024

Determining officer Signed : A MORGAN Abigail Morgan

Acting Head of Development Management

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