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25/90224/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90224/B Applicant : Felicity + Will Wood; Jackie + Mike Betteridge Proposal : Alterations and extension to dwelling including widening of vehicular access, and installation of flue Site Address : 9 Beechwood Rise Douglas Isle Of Man IM2 5NE
Planning Officer: Paul Visigah Photo Taken : 12.12.2023 Site Visit : 12.12.2023 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.05.2025 __
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 is considered to accord with General Policy 2, Environment Policies 22 and 42, and Strategic Policies 3 (b) and 5 of the IOMSP. No unacceptable adverse impact has been identified as likely with respect of the appearance of the site and surrounding area, the residential amenity of the neighbours, and highway safety.
Plans/Drawings/Information;
This decision relates to the documents and plans received 5 March 2025.
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o DOI - No Objection o Douglas City Council - No Objection __
Officer’s Report
1.0 THE SITE
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1.1 The application site comprises the residential curtilage of a two-storey detached dwellinghouse with integral double garage situated on the northern side of Beechwood Rise within the Douglas suburb of Tromode, with the rear garden backing onto Johnny Watterson's Lane. The site is well screened by a mature hedgerow along the western and northern boundary, a timber fence on elevated boundary along the eastern boundary, with partial screening on the southern boundary provided by masonry rendered boundary wall about 1.6m tall and vegetation. There is a timber gate on its vehicular access which leads to its parking area and double garage.
1.2 Beechwood Rise consists of a relative steep hill rising from west to east, however the application site, is fairly level in relation to the road. The property is however set on lower ground than the adjacent property of No.10 which sits on a considerably higher site level but sits on an elevated site level relative to Jonny Waterson Lane.
1.3 The immediate street scene is characterised by large, detached dwellings of varying designs set within generous plots, some of which have since been extended since their original construction in the mid to late 1980s.
2.0 THE PROPOSAL 2.1 Planning approval is sought for Alterations and extension to dwelling including widening of vehicular access, and installation of flue.
2.2 The proposed works would include: 1. Extending over the existing double garage to create a new bedroom with ensuite. 2. Creating a single storey flat roofed extension on the west elevation of the dwelling to provide a new art room, home office and stairway to the new first floor bedroom. 3. Converting the existing double garage into a new kitchen with a square bay area to the west elevation. 4. Replacing the existing garage doors with new full height windows.
2.3 The first-floor extension would be finished in painted render while the ground floor extensions would be finished in brick facing finish. The roof of the garage extension would be finished in concrete roof tiles to match the existing roof tiles. The new windows and external doors will be powder coated Aluminium units.
2.4 Two on the on-site parking spaces would be retained to serve the dwelling.
3.0 PLANNING POLICY 3.1 Site Specific: 3.1.1 The application site is identified on the Area Plan for the East as land zoned for 'predominantly residential' use and the site is not within a Conservation Area or an area identified as being at risk of flooding. There are no registered trees on site and the site is not within a Registered Tree Area.
3.2 National: STRATEGIC PLAN (2016) 3.2.1 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; 1. General Policy 2 - General Development Considerations. 2. Strategic Policy 1 - Sustainable Development and efficient use of land and resources, promoting well-located, accessible development that contributes positively to economic growth without undermining sustainability objectives. 3. Strategic Policy 2 - Priority for new development to identified towns and villages. 4. Strategic Policies 3 - promotes the use of local materials and character. 5. Strategic Policy 5 - Design and visual impact. 6. Transport Policy 7 - Parking provisions, including Appendix A.7.6 standards.
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7. Environment Policy 22 - Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties. 8. Environment Policy 42 - new development should be designed to take into account the character and identity of the area. 9. Paragraph 8.12.1 - supports principle of extensions and alterations in built up areas not controlled by Conservation Area nor Registered Building policies. 10. Community Policy 7 - Designing out criminal and anti-social behaviour 11. Community Policy 11 - Prevention for the outbreak and spread of fire.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Residential Design Guide (2021) 4.1.1 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. Section 2.0 on Sustainable Construction, Section 5 on Architectural Details, and 7.0 on Impact on Neighbouring Properties, are considered relevant to the current application.
4.2 The Manual for Manx Roads (2021) 4.2.1 The Manual for Manx Roads sets out the minimum requirements for vehicular visibility splays from driveways. The guide for achieving the required visibility splays are clearly illustrated in Section B.3 of the Manual. Paragraphs 5.2.37 and 5.2.38 of the manual relates specifically to visibility along the street edge from driveways, while paragraphs 5.2.39 and 5.2.40 refer to obstacles to Visibility.
5.0 PLANNING HISTORY 5.1 The site has been the subject of the following applications which are considered relevant in the assessment and determination of the current application:
PA 90/00358/B for Erection of dwelling with garage. This was approved by the Planning Committee on 15.06.1990.
PA 91/00165/B for Erection of dwelling with garage. This was approved by the Planning Committee on 12.07.1991.
PA 02/02049/B for Erection of conservatory to side elevation - Approved.
5.2 These applications have resulted in the current dwelling on site in its form and appearance.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 DOI Highways find the proposal to finds it to have no significant negative impact upon highway safety, network functionality and/or parking (7 March 2025).
6.2 DOI Highways Drainage (28 March 2025): They advise that allowing surface water runoff onto a public highway is prohibited under Section 58 of the Highway Act 1986 and relevant guidance contained in section 11.3.11 of the Manual for Manx Roads. They advise the applicant to demonstrate compliance with these regulations.
6.2.1 In response to the comments from DOI Highways Drainage, the applicants have provided the following response (4 April 2025): They clarify that 75% of the driveway and pathway already exist, with the access width increased from 5250mm to 7450mm. The additional area will partially use permeable paving,
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and all surface water will be managed through an ACO channel, draining into the client's existing storm water system before being discharged into the public storm water sewer on Beechwood Rise.
6.3 Douglas City Council has no objection (17 March 2025).
6.4 DEFA Environmental Health Unit have made the following comments on the application (28 March 2025): 1. DEFA does not object to the proposal. 2. The assessment is based on available plans and mapping tools; no site visit has been conducted. 3. While no obvious risk of smoke nuisance is identified, neighbouring houses are in close proximity, so mitigation measures should be considered. 4. Several factors may affect smoke dispersion, including topography, flue height, construction characteristics, and local wind conditions. 5. Installing a flue at a height that completely prevents nuisance may not always be possible. 6. If complaints arise, DEFA may investigate and take formal action to require nuisance abatement. 7. The applicant is encouraged to consider these factors to minimize potential complaints and avoid future modifications. 8. No formal conditions are recommended, but the applicant should be mindful of smoke nuisance prevention guidance.
6.5 No comments have been received from neighbours.
7.0 ASSESSMENT 7.1 In assessing the current application, the main issues to consider are: 1. The visual impacts resulting from the proposal; 2. Potential impact upon neighbouring amenities; and 3. Impacts on highway safety
7.2 Visual impact (GP2, SP 3, EP 42 and the RDG) 7.2.1 The proposed development is of moderate scale and footprint, clearly subordinate to the existing dwelling. It maintains the dwelling's form and proportions and will be finished in materials that reflect its current appearance. The site provides sufficient space for the extension without constituting overdevelopment, ensuring a substantial garden area remains for occupants. The extension's design and form integrate well with the existing dwelling and will not appear obtrusive or overly dominant within the street scene, particularly as it is set back from the highway.
7.2.2 The driveway widening and associated works will not result in adverse visual impacts. The changes involve removing a modest section of the front boundary wall to improve visibility and access, which aligns with the varied access widths and appearances in the area. Additionally, the frontage boundary wall is not a traditional feature requiring protection. This element of the proposal is considered appropriate and will not negatively affect the street scene.
7.2.3 The flue would be completely contained within the roof plane and would not appear as a dominant feature within the roof plane, being set considerably lower than the roof ridge. It is also considered that the flue will not be a particularly unexpected or intrusive element in the street scene, in terms of its scale and positioning on the application property, and the relatively modern character of the application property and the dwellings around it.
7.2.4 The proposals are acceptable in terms of design and visual impact, complying with General Policy 2 (b) & (c).
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7.3 Impact on neighbours (GP2, EP 22, & RDG 2021) 7.3.1 In terms of impacts on neighbouring amenity, it is considered that the element of the scheme most likely to impact on the neighbours would be the introduction of the new first floor window on the west elevation of the first-floor extension over the existing garage, as the new window would offer views towards the neighbouring property at 8 Beechwood Rise. Whilst it is noted that there would be views to the part of the site area of No.8 from the first floor window serving the proposed bedroom over the hedging, this is not considered to be sufficient reason to warrant refusal of the scheme, given that the locality is set out such that there are views to neighbouring gardens and site areas from the first-floor windows of most of the properties, except in situations where the mature trees on boundaries screens views. Besides, there is mutual overlooking of garden areas from first floor bedroom windows for the application site and this neighbouring property.
7.3.2 Turning to whether the proposed flue would have adverse impacts upon the amenity of the neighbouring properties, it is considered that the location of the flue on the existing roof plane (which is considered to be of sufficient distance away for adequate discharge of the smoke following combustion), would ensure that the proposal does not result in adverse impacts on the neighbours. Granting Environment Policy 22 states that it is important to protect the environment and quality of life by controlling development which lead to unacceptable pollution and other nuisances, it is considered that there is no reason to recommend refusal for the reason that has been articulated above, and as there is no evidence to indicate the presence of unacceptable harm to the amenity of nearby properties. Besides, the advice provided by DEFA Environmental Health Unit notes that there does do not appear to be an obvious risk of smoke nuisance to neighbours.
7.3.3 Further to the above, the supporting texts to EP22 within Paragraph 7.17.1 states that it is not the role of land use planning to duplicate controls which are the statutory responsibility of other agencies including other directorates within the Department. Moreover, there are measures outside planning to deal with emission concerns that could arise over time due to wear and tear of the flue and its accessories.
7.3.4 Based on the assessment of potential impacts on neighbouring properties, it is considered that the proposed development would not result in unacceptable harm to residential amenity. The potential for overlooking from the first-floor window is consistent with existing patterns of mutual intervisibility in the area and does not warrant refusal. Additionally, the location of the flue is appropriately positioned to minimize smoke nuisance, with no evidence suggesting significant adverse effects. Furthermore, statutory mechanisms outside land-use planning exist to address any future concerns that may arise due to wear and tear of the flue or emissions. Consequently, the proposal is deemed to comply with relevant policies, including GP2 and EP22, ensuring that the development maintains an acceptable relationship with neighbouring properties.
7.4 Impact on highway safety (GP2 & TP 7) 7.4.1 The proposed alterations to the access are considered acceptable in terms of highway safety. They improve entry and exit conditions compared to the current, narrower access, which provides limited room for vehicle manoeuvring.
7.4.2 DOI Highways has expressed support for the scheme, noting that it does not present significant road safety or network functionality concerns. Consequently, this aspect of the proposal complies with General Policy 2 of the Strategic Plan.
7.4.3 While the loss of the garage is acknowledged, the site will retain two standard parking spaces, with the capacity to accommodate two additional vehicles when parked in tandem, allowing for a total of four parking spaces. Therefore, the proposal aligns with Transport Policy 7.
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7.5 OTHER MATTERS 7.5.1 As the proposal involves extensions to an existing dwelling, it is not expected to introduce concerns regarding criminal activity or fire spread.
7.5.2 The site has existing road access and surface water drainage. Although the proposal increases floor space, the applicant confirms that surface water runoff will be managed within the existing drainage system.
7.5.3 No further concerns are noted.
8.0 CONCLUSION 8.1 For the reasons set out above, the proposed development is deemed acceptable, and it is concluded that the planning application accords with the provisions set out in General Policy 2, Strategic Policy 1, 3 (b) and 5, and Environment Policies 22 and 42 of the Isle of Man Strategic Plan 2016, and as such is recommended for approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative. __
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 and/or rights to appeal.
Decision Made : Permitted
Date: 30.05.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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