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PLANNING OFFICER REPORT AND RECOMMENDATIONS 14/00157/B Mr David Vick & Mr Paul Greenwood Alterations and erection of extension with glazed entrance porch / link corridor Ivydene Laureston Grove Douglas Isle Of Man IM2 4BG Application No.: Applicant: Proposal: Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level : Mr Edward Baker 19.02.2014 Officer Delegation Officer's Report THE APPLICATION SITE The application site is a dwelling known as Ivydene, Laureston Grove, Douglas. The site Is situated to the middle part of Laureston Grove, which is split into lower and upper sections linked by a footpath. The site is located to the west side of the northern end of the lower part and is next to the footpath. There is a row of dwellings on the opposite side of Laureston Grove to the east. To the north is the side of a neighbouring dwelling. Golden. To the west and south are the grounds of Laureston Manor. To the west it appears there are some converted barns forming part of the curtilage of Laureston Manor. 1. Ivydene is a long and narrow two storey cottage. The cottage Is faced in natural stone and has substantial character. It is understood that the building may have once formed part of the grounds of Laureston Manor. The property has a garden to the north, which then narrows and extends to the west behind an adjacent barn. There is a substantial hedge at the front of the property alongside the footpath which screens much of the garden from public view. 2. THE PROPOSAL The application seeks planning approval for the erection of a single storey extension. The extension would be constructed in the garden and takes the form of a stone outbuilding. It would be attached to the main cottage via a glazed link. The proposed floor plans show a library (the applicant Is an avid book collector) and an en-suite bedroom for guests. The extension would be finished in Manx natural stone with a slate roof. The proposal also involves new timber entrance gates and the creation of a parking/turning area for vehicles in the garden in front of the new extension. 3. The proposed south elevation was missing from the original application. This has now been received and circulated for comment. 4. The application follows pre-application discussions with the planning officer. 5. PLANNING HISTORY The site has the following relevant history. 6. 14/00157/B Page 1 of 4 1 April 2014

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05/00882/B - approval granted in 2005 for installation of two additional velux roof lights on rear, one to front, and replacement window on front elevation PLANNING POUCY The area is identified as being Proposed Offices in Parkland on the Douglas Local Pian 7. 1998. The property is an established dwelling although the land forms part of a wider area identified as being for proposed offices in parkland. Strictly speaking, General Policy 2 of the Isle of Man Strategic Plan 2007 does not therefore apply, however, the principles contained in this policy are particularly pertinent to the assessment of the application. 8, 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: (a) 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 (b) (c) (d) (e) (0 (g) (h) 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; (k) 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; (m) takes account of community and persona) 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.' 0) (I) Transport Policy 7 of the Isle of Man Strategic Plan 2007 applies: 'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.' REPRESENTATIONS Douglas Borough Council - no objection. 9. Highways Division - no objection. 10. ASSESSMENT Page 2 of 4 14/00157/B 1 April 2014

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The effect of the proposal on the character and appearance of the area The application follows detailed pre-application discussions with the planning officer. The extension takes the form of a stone outbuilding attached to the main cottage by way of a glazed link. The concept is to give the impression of the extension being a converted traditionai stone shed or outbuilding. There is a precedent for this type of building in the area within the grounds of Laureston Manor with several converted barns and stone outbuildings immediately to the west of the site. Ivydene itself is understood to have been a converted building, once forming part of the Laureston Manor estate. The cottage is long and narrow and quite unique in terms of its design, form and character. It would be a great shame to extend it by more orthodox means since this wouid compromise its iong and narrow form. The solution proposed by the application involves minimal intervention with the original cottage and is considered suitabie, 11. The extension would have a limited impact on the wider public reaim. It wouid be seen from the top of Laureston Grove and the footpath, but views would be limited to the end gable and would be only partial, being screened in part by the substantiai roadside hedge on the boundary. The extension would be further screened by the newly proposed timber entrances gates when closed, which are themselves considered acceptable in terms of their design. The creation of a turning area within the garden would have a very minimal visual impact. It is considered that the character and appearance of the area would be preserved. 12. The effect of the proposal on neighbour amenity The extension would be single storey and would not adversely impact on the amenity of the nearest neighbour to the north or the properties to the west. There are roof lights on the north side facing the neighbour, however, these are very high level in a vaulted ceiling. The applicant confirms that there are no proposals for a first floor, which could otherwise result in overlooking from the roof lights. A condition is recommended accordingly. 13. Access and parking The proposed plans show sufficient room for two cars to park within the site in accordance with the requirements of Transport Policy 7 of the Strategic Plan. The Highways Division offers no objection to the application. 14. RECOMMENDATION 15. It is recommended that the application is approved. PARTY STATUS 16. The following local people should be afforded interested person status: The Local Authority, Douglas Borough Council, is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, Article 6, paragraph (4), sub- paragraph (e) granted Interested Person Status. The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d. Recommendation Recommended Decision: Permitted 1 April 2014 14/00157/B Page 3 of 4

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01.04.2014 Date of Recommendation: Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval 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 Numbers P.1553 01 (site location plans and existing) and P.1553 02 (proposed) received on 10 February 2014; and Drawing Number P.1553 03 (proposed south elevation) received on 21 February 2014. C3. No approval is hereby granted or implied to the creation of any form of first floor accommodation within the extension hereby approved and none shall be created unless first approved in writing by the Planning Authority. 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. Decision Made: Permitted Date : Determining officer (delete as appropriate) Signed :... Sarah Corlett Senior Planning Officer Signed ;... Chris Balmer Senior Planning Officer Signed :... Jennifer Chance Signed : Michael Gallagher Director of Planning and Building Control Development Control Manager Page 4 of 4 1 April 2014 14/00157/B