DEC Officers Report

Case Officer: Mr Chris Balmer Photo Taken: Site Visit: 10.06.2014 Expected Decision Level: Officer Delegation

Officer's Report

1.0 The Site

1.1 The site represents the curtilage of 16 Meadowbrook Gardens, Douglas which is a two storey semi-detached property located to the northern side of Meadowbrook Gardens and north of Manor Drive.

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.

2.3 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;
• (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."

Application No.:	14/00636/B
Applicant:	Mr Mark & Mrs Dawn Gelling
Proposal:	Erection of an extension to side elevation of dwelling
Site Address:	16 Meadowbrook Gardens Douglas Isle Of Man IM2 2NT

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:- 3.2 Erection of a sun lounge extension on rear of dwelling - 07/01054/B - APPROVED 3.3 Extension to dwelling over garage - 97/00263/B - APPROVED

4.0 THE PROPOSAL 4.1 The application seeks approval for erection of a single storey side extension to the eastern elevation. The proposed extension would have a width of 2.6 metres, a depth of 4.5 metres and a maximum height of 3.4 metres.

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. 6.2 The proposal would replicate a similar single storey lean-to styled extension which already runs along part of the eastern elevation. This proposal would essential just extend this up to the front elevation of the 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.

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.

8.0 PARTY STATUS 8.1 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.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	08.07.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to

Drawings reference numbers MG 50, MG 52 and MG 53 all received on 22nd 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 : 17/7/14

Determining officer (delete as appropriate)

Signed : _________________________ Chris Balmer

Senior Planning Officer

Signed : _________________________ Michael Gallagher

Director of Planning and Building Control

Signed : _________________________ Jennifer Chance

Head of Development Management