Officer Planning Report Recommendation

Application No.: 10/01476/B Applicant: Mrs Jo \& Mr Paul Convery Proposal: Creation of a window from existing doorway Site Address: Horseshoe Avenue Douglas Isle Of Man IM2 1QT ### Considerations Case Officer : Mrs Jade Craig Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Douglas Corporation Notes: No objection

Officer's Report

The Site

The application site represents the curtilage of an existing residential dwelling, 23 Horseshoe Avenue, Saddlestone, Douglas. The property is a detached modern dwelling located in a large residential development in the western outskirts of Douglas.

The Proposal

Proposed is the creation of a window from an existing doorway to the rear elevation. The proposed window would match the existing windows of the property.

Planning History

The following previous planning application is considered relevant in the assessment and determination of this application;

06/01725/B - Refused at Appeal 21/03/07 Erection of a stainless steel flue.

Development Plan Policies

The application site is located within an area designated as "Predominantly Residential Use" in the Douglas Local Plan Order 1998, Map No. 2 (South). The site is not located within a Conservation Area.

The Isle of Man Strategic Plan 2007 contains a policy which is considered material to the assessment of this current planning application;

General Policy 2; 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.

CONSULTATIONS Douglas Corporation have no objection to the proposal.

REPRESENTATIONS No written responses have been received from the general public.

ASSESSMENT The proposal would decrease the size of an existing opening, so no new outlooks would be created from the property. It is therefore considered that there are no concerns about adverse impacts on neighbouring properties due to overlooking.

The proposal is set to the rear of the dwelling. It is therefore judged that the proposal would not have an adverse impact on the street scene.

RECOMMENDATION For the above reasons this application is considered to be acceptable and is recommended for approval.

PARTY STATUS It is considered that the following parties, who submitted comments, should be afforded Interested Party Status;

The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 24.11.2010

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 permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the creation of a window from an existing doorway, as shown in drawing number 01 Rev. P1, date stamped 7th October 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : Signed : Senior Planning Officer