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5 January 2015 14/01139/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01139/B Applicant : John & Yelena Nisbet Proposal : Erection of glazed roof extension to replace existing conservatories to rear elevation Site Address : 9 Woodbourne Villas Alexander Drive Douglas Isle Of Man IM2 3QG

Case Officer : Mr Chris Balmer Photo Taken : 06.11.2014 Site Visit : 06.11.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is 9 Woodbourne Villas, Alexander Road, Douglas which is a two and half storey traditional mid-terraced dwelling located on the northern side of Alexander Road and east of Selborne Drive.

2.0 THE PROPOSAL 2.1 The application seeks approval for the alteration and erection of rear conservatory extension, replacing the existing conservatories.

2.2 The proposal would form a 'L-shaped' extension which would run from the rear elevation of the main dwelling house and wrap around the rear of the two storey rear out rigger. The proposal would include the removal of an existing conservatory which is located to the side of the rear outrigger, as well as removing a further conservatory to the rear of the outrigger. The new sunroom extension would utilise the existing 2.5 metre high boundary wall (shared with Nr 8) into the new conservatory, but would include extending this wall by a further 3.3 metres to the rear. The new sunroom would extend the full width of the rear yard having a width of 6.1 metres and a maximum height of 3.6 metres and an eves of 3 metres.

2.3 For information it should be noted that the current scheme is an amendment to the initial scheme submitted, which proposed a conservatory roof, rather than a slate roof covering now proposed. This also includes alterations fo the roof style from a pitched roof to a lean-to roof style.

3.0 PLANNING HISTORY 3.1 There are no previous planning application which are considered relevant to the determination of this proposal.

4.0 PLANNING POLICY 4.1 The site is designated within an "Area of Predominantly Residential Use" under the Douglas Local Plan 1998. The site is within a Conservation Area.

4.2 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 this current planning application:

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5 January 2015 14/01139/B Page 2 of 4 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; (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."

4.4 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

5.0 REPRESENTATIONS 5.1 Douglas Borough Council have recommended an approval (received on 17.10.2014). It should be noted no comments have been received for the amended plans.

6.0 ASSESSMENT 6.1 The key issues relate to the potential impact upon neighbouring amenities (overlooking, loss of light and/or overbearing impact) by the development and whether the proposal would respect the character and appearance of the Conservation Area and the individual property.

6.2 In relation to the impacts upon neighbouring properties, the property most likely be affected would be Nr 8 which is to the east of the site. The likely impact is loss of light and/or overbearing impact.

6.3 There would be positives and negatives introduced by the new extension. Firstly, the existing boundary wall which incorporates the existing conservatory high level windows has a height of approximately 3.4 metres (measured to eves level). The new proposal would reduce this height to 3 metres. This would be an improvement over the current situation. The negative aspect to the proposal is the continuation of the boundary wall a further 3.3 metres at a height of 3 metres albeit this includes a high level window (0.6 metres in height) which forms the upper part of the wall. This does have the potential to cause a tunnelling affect, especially from the adjacent (1 metres from boundary wall of extension) ground floor window of Nr 8 Woodbourne Villas. However, it was noted when visiting the site there is already a 1.5 metre high stone wall with an additional 0.5 metre high timber fence above (2 metres in total), which continues to the rear boundary. Accordingly, there is already a level of

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5 January 2015 14/01139/B Page 3 of 4 tunnelling affected to this window. As indicated before, the proposal will have an impact, namely to the ground floor window. However, it is not considered the level of impact would be significantly enough to warrant a refusal, due to the design of the extension, low level roof height which slopes away from Nr 8, and the existing boundary features/existing conservatory heights.

6.4 In terms of the visual appearance of the proposed works, it is considered the proposal being to the rear elevation will not be apparent from substantial public views. The installation of a solid roof to match the main dwellings roof is arguable more in keeping and a visual improvement over the existing appearance of the two conservatories.

7.0 RECOMMENDATION 7.1 Overall, it is considered that the overall level of development contained within the proposal is appropriate and in keeping with the character of the dwelling, with no significant impacts on the neighbouring properties. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with General Policy 2 of the IOM Strategic Plan.

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:

05.01.2015

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.

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.

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5 January 2015 14/01139/B Page 4 of 4 This approval relates to drawings reference numbers 1406-01 received on 1st October 2014, and 1406-02 REV 1 received 8th December 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 : ...8/1/15...

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :...M GALLAGHER Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management