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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00655/B Mr Arthur & Mrs Celia Redwood-Sawyerr Replacement and raising garage roof to provide additional living accommodation 54 Meadow Crescent Douglas Isle Of Man IM2 INL Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level : Mr Chris Balmer 17.06.2014 17.06.2014 Officer Delegation Officer's Report 1.0 THE SITE 1,1 The site represents the residential curtilage of 54 Meadows Crescent, Douglas which is a two storey semi-detached property located to the north-eastern side of Meadows Crescent. 2.0 PLANNING STATUS 2.1 The site lies within an area of residential use on the Douglas Local Plan. The site is not within a Conservation Area. 2.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of the planning application. 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 2.3 (a) (b) (c) (d) (e) (f) (g) (h) (i) 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." 0) (k) (I) (m) (n) 11 July 2014 14/00655/B Page 1 of 4

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3.0 PLANNING HISTORY 3.1 The application site has been the subject of a previous planning application which is considered specifically material to the assessment of this current planning application:- Installation of a dormer and creation of a window to dwelling - 11/00614/B APPROVED - Expires 11th July 2015. 3.2 Erection of a ground floor and first floor extension to dwelling house - 10/00733/B - REFUSED at appeal on the following grounds: 3.3 "R 1. The design of the extension would not be satisfactory and would not respect the form and design of the existing house, contrary to General Policy 2 (b) of the Strategic Plan; The propsoal would adversely affect the privacy and generaly amenity of the neigbouring property at No 3 Horseshoe Avenue, contrary to General Policy 2(g) of the Strategic Plan." R 2. 3.4 Erection of a ground floor and first floor extension to dwelling house - 10/00159/B - REFUSED on the following ground: "R 1. The proposed development would be contrary to General Policy 2 (parts b, c, and g), Strategic Policy 5 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 by reason of its design and its adverse impact on the locality. The proposed extension would introduce a flat roof which would appear alien to the existing property and would have a detrimental impact on character and visual amenities of the surrounding area." 4.0 THE PROPOSAL 4.1 The application seeks approval for the replacement and raising garage roof to provide additional living accommodation. No alterations are being made to the footprint of the garage. The proposal would involve the raising the roof ridge by 0.6 metres and altering the angle of the rear section of the roof plain, which provides a one and half storey structure to the rear of the garage. The front elevation roof design would have the same roof angle and would appear as a single storey structure. 5.0 REPRESENTATIONS 5.1 Douglas Commissioners and DOI Highway Services have no objection. 6,0 ASSESSMENT 6.1 The main issues with the proposal are whether the scheme would have an acceptable impact upon the visual amenities of the street scene and to the individual property and whether the proposal would have a significant impact upon the neighbouring amenities of Nr 1 Horseshoe Avenue. In relation to the visual amenities of the street scene, from the front elevation the proposed works would appear similar to the existing garage roof, albeit a roof ridge 0.6 metres taller. The northwest elevation would be apparent from a limited perspective to the east, due to the siting of the dwelling and the landscaping along the western boundary of the site and the neighbouring property. Overall, it is considered the proportion, form, design and finish of the extension are appropriate to the existing property and would have little or no visual impact upon the street scene. It should be added the proposal will appear very similar to the scheme approved under application 11/00614/B. 6.2 6.3 In relation to the potential impacts upon the residential amenities of the neighbouring property, namely Nr 1 Horseshoe Avenue, the main issues is whether the proposal would have and overbearing impact upon the outlook and/or result in an acceptable loss of light. 14/00655/B 11 July 2014 Page 2 of 4

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The boundary treatment between the two properties consists of 1 1.8 to 2 metre high fence with iandscaping above which has a height of approximately 3 metres. It should also be noted the application sites ground ievel is set below that of Nr 1 Horseshoe Avenue. This boundary treatment and ground level differences will all help reduce the appearance of the proposed works. Furthermore, the proposed extension would not significant increase the mass of the built development (north west) facing the neighbouring property. It is also noted that the proposal would be significantly lower and less in mass compared to the existing two storey gable end which also faces towards the neighbouring property. It is also noted the level of development proposed, again is similar to what has approved under application 11/00614/B. Overall, it is considered the proposal would not have an adverse impacts upon the residential amenities of the neighbouring occupants therefore comply with General Policy 2 of the lOM Strategic Plan. A first floor windows is proposed within the northwest elevation. A condition should be attached requiring this to be obscure glazed to prevent overlooking resulting in a loss of privacy to the occupants of Nr 1 Horseshoe Avenue. 6.4 7.0 RECOMMENDATION 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval. PARTY STATUS In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits. 8.0 8.1 Recommendation Recommended Decision: Permitted Date of Recommendation: 11.07.2014 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 Cl. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimpiemented planning approvals. 11 July 2014 14/00655/B Page 3 of 4

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C2. Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the north west elevation of the upper floor bedroom window and shall be maintained as such thereafter. Reason: To preserve the amenities of the occupants of the adjacent dwelling. This approval relates to Drawings reference numbers 01, 02 and 03 all received on 27th May 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ 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 :... Michael Gallagher Director of Planning and Building Control Head of Development Management Signed :... Jennifer Chance 11 July 2014 14/00655/B Page 4 of 4