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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal : Site Address : 14/00763/B Mr Gregg & Mrs Rachel Wood Erection of conservatory to rear elevation 4 Larch Hill Douglas Isle Of Man IM2 5NQ Miss S E Corlett Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer Delegation Officer's Report THE SITE 1.1 The site is the residential curtilage of an existing dwelling situated on the western side of Larch Hill leading into Larch Hill Grove, backing onto an area of woodland. The application dwelling is a detached, two storey dwelling which is of the distinctive architecture of the estate - rendered walls, "Georgian" style glazing bars in square and horizontally proportioned windows all under a 25 degree pitched roof. 1.2 The property has a triangular shaped rear garden which backs onto the woodland. THE PROPOSAL 2.1 Proposed is the construction of a conservatory at the rear. This will project from the rear of the house by 4m and will be 5.2m wide and 3.6m to the apex which meets the rear elevation just under the first floor window dlls. 2.2 The conservatory will have four patio style doors In the rear and a window in the south facing elevation and a blank wall facing north. PLANNING STATUS AND POLICY 3.1 The site is designated as Proposed Residential on the Isle of Man Planning Scheme (Development Plan) Order 1982 and as such General Policy 2 of the Strategic Plan is applicable in this case as follows: "Development which is in accordance with the (and 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: b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality." PLANNING HISTORY 4.1 Planning approval has been granted to various extensions since the house was first built - PAs 88/00934, 11/00199 and 12/01693 ail adding extensions and a garden shed. None of these applications is considered relevant to the consideration of the current application. REPRESENTATIONS Page 1 of 3 14/00763/B 28 July 2014

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5.1 Douglas Borough Council indicate that they do not oppose the application. ASSESSMENT 6.1 The impact of this proposal will be critical in terms of its effect on the amenities of those in adjacent dwellings, particularly 5, Larch Hill which lies to the north east of the application property, The land to the rear is not publicly accessible and as such the conservatory will not be visible in the streetscene and positioned such that it will not impact on any other properties. 6.2 The conservatory will be as dose as 100mm from the boundary with 5, Larch Hill. However, as originally built, this property was slightly closer to the mutual boundary than the application property and has been extended under PA 93/01207 such that it is now as dose to this boundary as will be the extension and there is also a shed to the rear of number 5 which further screens any impact from the proposed conservatory on the rear garden of this property. As such it is considered that there will not be an adverse impact on the amenities of those in the adjacent property. 6.3 The consen/atory is an attractive addition to the existing dwelling and is considered to accord with the principles of General Policy 2 and is recommended for approval. PARTY STATUS 7.1 The local authority, Douglas Borough Council is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 7.2 Department of Infrastructure Highway Services 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: 28.07.2014 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 C 1. 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 unimplemented planning approvals. 28 July 2014 14/00763/B Page 2 of 3

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This approval relates to drawings reference 1,1/2 and the site and location plans all received on 26th June, 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 :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer Jennifer Ch^ce Signed :... Michael Gallagher Director of Planning and Building Control Head of Development Management 28 July 2014 14/00763/B Page 3 of 3