DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00446/B Applicant: Mr & Mrs Peter & Amanda Noble Proposal: Removal of existing conservatory and rear lean-to extension and construction of single storey extension to rear of dwelling. Site Address: Homecroft 25 Devonshire Road Douglas Isle Of Man IM2 3QZ : Graham Northern Photo Taken: 01.05.2024 Site Visit: 01.05.2024 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.05.2024

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 amenity 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 12.04.2024. Drawing 02, 04 and the site location plan. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of Homecroft, 25 Devonshire Road, Douglas a two storey detached semi-detached dwelling located on the southern side of Devonshire Road, which forms a residential street within a wider suburban area 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 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 the removal of an existing conservatory and lean to structure and erection of a single storey extension to the rear of the property to create additional living space. - 4.2 The proposal would have a rear projection of 4.05m and is of 6.3 metres in width. The proposal has a pitched roof and the eaves level would be 2.45 metres above the existing properties ground floor level. - 4.3 The area of the proposed works is 25.5 sq. and the area to be removed is 13.5 sq.m. The increased footprint area is therefore of 12 sq.

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council do not object (26.04.2024). - 5.2 Highway Services comment (19.04.24) After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, as two vehicles can be parked on the drive with the removal of the garage for parking.

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 pitched roof. The proposal would be finished in render to match the existing dwelling. The two side elevations would be blank walling with no windows. The proposal would have a rear projection of 4.05m and is of 6.3 metres in width. Whilst the extension is located to the western side of the dwelling there is a gap to the side of the property (west) and as such the extension is located central within the plot and this affords separation to both side boundaries. Two roof lights are located within the roof slope to each side at a high level. It is considered its location to the rear, its size, design and finish the proposal would be in keeping 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, however given its single storey form and central rear location which affords separation to both side neighbouring boundaries, the lower eaves level is also to the side elevations and as such the proposal is not considered to result in a significant degree of overshadowing or loss of light. 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 a Principal Planner 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: 21.05.2024 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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