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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposai: 14/00035/B Mrs Barbara McNicholl Erection of a sun lounge extension to rear elevation and re­ location of oil tank Melrose 29 Sartfell Road Douglas Isle Of Man IM2 3NB Site Address ; Miss Melissa McKnight 23.01.2014 23.01.2014 Officer Delegation Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer's Report 1.0 THE APPLICATION SITE The application site is the residential curtilage Melrose, a two storey semi-detached 1.1 dwelling located on the south western side of Sartfell Road in Douglas. The existing dwelling is finished in finished in a painted render with a hipped roof finished with dark grey man made interlocking slates with angled ridge tiles. The application site dwelling has front and rear garden with an oil tank to the rear. To the rear of the property is a detached garage which is accessed via a narrow lane which runs of Sartfell Road. 1.2 1.3 Druidale adjoins the application to the northwest elevation and located 4 metres south east of the application site dwelling isThie Griannagh. 2.0 THE PROPOSAL 2.1 The planning application seeks approval for the erection of a single storey pitched roof extension to the rear of the dwelling which would provide WC and sun room extension. The proposed new extension would project just less than 4,8 metres from the rear elevation of the existing dwelling and would have a width of approximately 3.9 metres with a ridge height of just less than 3.7 metres. 2.2 2.3 The proposed extension would have a UPVC famed door and window on the northwest elevation, full length patio doors with top lights on the south west elevation and two windows on the south east elevation, Also proposed is the installation on two roof rights; one on each roof pitch. 2.3 The proposed extension would be finished in materials to match the existing dwelling. 3.0 PLANNING HISTORY The application site was granted planning approval in 2011 for the erection of a replacement porch under PA 11/00291/B. Prior to this, planning approval was granted for the 3.1 14/00035/B Page 1 of 4 12 February 2014

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construction of replacement detached garage in 1991 under PA 91/00002/B. 4.0 PLANNING POUCY In terms of local plan policy, the application site lies within an area designated as Predominately Residential under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998 Map No. 2 (South). 4.1 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application: 4.2 General Policy 2 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: is in accordance with the design brief in the Area Plan where there is such a brief; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; does not affect adversely public views of the sea; incorporates where possible existing topography and landscape features, particularly trees and sod banks; does not affect adversely the amenity of local residents or the character of the locality; 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; does not have an unacceptable effect on road safety or traffic flows on the local highways; can be provided with all necessary services; does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; is not on contaminated land or subject to unreasonable risk of erosion or flooding; takes account of community and personal safety and security in the design of buildings and the spaces around them; and is designed having due regard to best practice in reducing energy consumption." (a) (b) (c) (d) (e) (f) (g) (h) (i) 0) (k) (I) (m) (n) Paragraph 8.12.1 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in generai." 5.0 REPRESENTATIONS 5.1 At the time of writing there have been no written representations made regarding the current planning application. 6.0 ASSESSMENT Given the level and nature of development proposed, the main issues to consider in the assessment of the application are the impacts upon the character and appearance of the property, the impact upon the amenities of the neighbouring property and the impact on the appearance and street scene of Sartfetl Road. 6.1 12 February 2014 14/00035/B Page 2 of 4

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The proposed rear extension would be single storey and would provide a WC and sun room which would lead from the existing kitchen. Melrose benefits from a large rear garden and what is proposed under this scheme is not considered to be of scale that would result in the significant loss of private amenity space. The proposed single storey extension is deemed to respect Melrose in terms of the siting, layout, scale, form, design and the landscaping of buildings and space around, Therefore the development is deemed acceptable with regards to the impact on the main dwellinghouse. 6.2 The proposed extension would be erected three metres south east of an existing rear outrigger of Druidale which the proposed extension would directly face. The south west elevation of Druidale is blank. Beyond the outrigger is a substantial hedge boundary which screens the rear garden of Druidale in its entirety. Given the existing boundary treatment and the fact the northwest elevation windows of the proposed extension would face a blank wall, the proposed development is not considered to result in the loss of privacy or cause overlooking to Druidale. In addition, the level of development proposed is considered to adequately preserve the residential amenity of the neighbouring dwelling. 6.3 The proposed extension would be erected 6 metres northwest from the rear boundary of Thie Griannagh. The boundary currently comprises a tall solid panelled timber fence; a section of this has fallen down. The height of the timber fence would screen the majority of the proposed rear extension and the proposed windows in the south east elevation would directly face the timber boundary of the adjacent dwelling. The proposed development is therefore not judged to impact upon the residential amenity of the dwelling iocated directly south east of the application site. 6,4 The proposed extension would not be visible from Sartfell Road and would therefore 6.4 have a minimal, if any, impact upon the street scene of Sartfell Road. The erection or placing of an oil tank for domestic heating within the curtilage of a dwellinghouse would be allowed under the Town and Country Planning (Permitted Development) Order 2012 on the condition that the capacity would not exceed 1,200 litres for oil and 150 litres for gas or liquid petroleum; no part of the tank may be more than 2 metres above ground level; and no part of the tank may be nearer to any highway which bounds the curtilage of the dwellinghouse than that part of the dwellinghouse nearest to that highway, or 20 metres, whichever is the nearer. In addition to the above conditions, no part of the development may be constructed within 9 metres (measured at ground level) of the route of any overhead electrical line carrying llkv or more (High Tension power cable); no part of the development may be constructed within 9.1 metres of the bank of any river designated as a Main River under the Land Drainage Acts; and die construction (including foundations) must not involve the felling, lopping or limbing of any tree (other than a tree referred to in section 3(3) of the Tree Preservation Act 1993) or interfere with the root system of any such tree. 6.5 The size of the existing oii tank is not known; however, the relocation is not judged to impact upon public or private amenity or cause an impact on highway safety. 6.6 7.0 RECOMMENDATION Overali it is conciuded that the planning application is in accordance with General 7.1 Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007. 7.2 It is recommended that the planning application be permitted. 8.0 PARTY STATUS The local authority, Douglas Borough Council, is by virtue of the Town and Country 8.1 12 February 2014 14/00035/B Page 3 of 4

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Planning (Development Procedure) (No. 2) Order 2013, paragraph 6 (^(e), considered "interested persons" and as such should be afforded party status. 8.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No. 2) Order 2013 paragraph 6 (4)(d). Recommendation Recommended Decision: Permitted Date of Recommendation: 12.02.2014 Conditions and Notes for Approvai / Reasons and Notes for Refusal C : Conditions for approvai N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C2. The development hereby permitted shall not be carried out except in full accordance with the following plans DRAWING No 1300, 1301, 1302 and 1303 received on 13th January 2013. __ Sj-U Z,__ I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. 1.1 .dl.t Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed :... Sarah Corlett Senior Planning Officer Signed :... Anthony Holmes Senior PlanniM Officer Signed :... Michael Gallagher ' Signed ;... Jennifer Chance Director of Planning and Building Control Development Control Manager Page 4 of 4 14/00035/B 12 February 2014