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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: H/00991/B Mr Jason Harrison Replacement of existing conservatory with sun lounge extension, enlargement of existing dormers and installation of roof lights 19 Ballanard Road Douglas Isle Of Man IM2 5HA Site Address : Mr Chris Balmer 09.09.2014 09,09.2014 Officer Delegation Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer's Report 1.0 THE APPLICATION SITE 1.1 The application site represents the residential curtilage of "Greystones" 19 Ballanard Road which is an existing detached dwelling at the junction of Port-E-Chee and Ballanard Road in Douglas. The property sits on a large plot and comprises a hipped roof dwelling with separate garage, 2.0 THE PROPOSAL 2,1 The application seeks approval for the replacement of existing conservatory with sun lounge extension, enlargement of existing dormers and installation of roof lights. The application initially included the enlargement of the existing dormer windows. These raised concern and accordingly the applicant has withdrawn the proposed dormer alterations from this application. The proposed rear sun lounge extension would have a rear projection of 3 metres, a width of 8.2 metres and a height of 3 metres. 2.2 The submission includes the installation of four roof lights within the existing roof plains, one to the north and southern elevations and two to the eastern elevation. 2.3 3.0 PLANNING HISTORY 3.1 There are no previous planning applications which are considered relevant to the determination of this proposal. 3.2 Change of use from residential dwelling to specialist consulting rooms - 09/01744/C - REFUSED Retrospective application for the installation of a velux window on south east elevation and removal of chimney stacks - 05/92241/R - APPROVED 3.3 Removal of existing front wall, erection of a replacement wall with electric gates, driveway amendments and enlargement of existing windows to side elevation - 06/02021/B - APPROVED 3.4 3.5 Erection of a conservatory to rear elevation - 03/01368/B - APPROVED 6 November 2014 14/00991/B Page 1 of 4

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4.0 PLANNING POLICY The site is designated within an "Area of Predominantly Residential Use" under the 4.1 Douglas Local Plan 1998. The site is not within a Conservation Area. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three poiies that are considered specifically material to the assessment of this current planning application: 4.2 4.3 General Policy 2 state: "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 manoeuvring space; does not have an unacceptable effect on road safety or traffic flows on the local (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) 5.0 REPRESENTATIONS 5.1 Douglas Corporation has no objection (received 22.09.2014). 6.0 ASSESSMENT 6.1 The principal issues to be considered in this application are the potential impacts upon the visual amenities of the street scene and the potential impacts upon the residential amenities of the neighbouring properties. In relation to the potential impacts upon the amenities of the street scene, the majority of the rear sun lounge extension would be screened form public views, given the mature hedgerow which runs along the southern boundary of the side adjacent to Port-E- Chee. Arguable, the proposal would be more in keeping with the property compared to the existing conservatory which would be removed. The installation of the four roof lights within three roof plains will be apparent from public views, although not have prominent impacts within the street scene to have concern. Accordingly, it is considered the proposals would be appropriate forms of development within the street scene and to the individual property. 6.2 6.3 Given the size, design, mature landscaping surrounding the site and position of the proposed sub lounge extension the proposal will have little or no impact upon neighbouring amenities, Again the proposed roof lights give their size, height above the floor level of the attic space and position would not give rise to significant overlooking to warrant a refusal. 6 November 2014 14/00991/0 Page 2 of 4

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7.0 RECOMMENDATION 7.1 For these reasons the proposals is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval. 8.0 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. 8.1 Recommendation Recommended Decision: Permitted Date of Recommendation: 06.11.2014 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, This approval relates to drawings reference number 793/010 REV A, 793/011 ftEV-A, 793/012 REV A and 793/013 REV A all received on 3rd October 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) 6 November 2014 14/00991/B Page 3 of 4

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Signed :... Chris Baimer Senior Planning Officer Signed :... Sarah Coriett Senior Planninr
tficer Signed :... Michaei Gaiiagher Signed :... Jennifer Chance Director of Planning and Building Control Head of Development Management 6 November 2014 14/00991/B Page 4 of 4