Officer Report

Application No.: 15/00300/B Applicant: Broompark Ltd Proposal: Erection of a replacement garage with hobby room / storage above to dwelling Site Address: 6 Stanley Terrace Douglas Isle Of Man IM2 4EP Case Officer : Miss Melissa McKnight Site Visit: 07.04.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of No. 6 Stanley Terrace, a three storey mid terraced dwelling with roof accommodation sited on the north eastern side of Stanley Terrace, Douglas. Stanley Place is to the rear of the application site. The site also lies within the Ballaquayle Road Conservation Area.

2.0 THE PROPOSAL - 2.1 This current planning application seeks approval for the demolition of the existing two storey garage and single storey stores and erection of a new two storey garage with hobby room above. - 2.2 The new garage would have a length of just less than 7.3 metres and would adjoin the rear elevation of the kitchen. The garage would stretch the width of the site and would have a height of 6.4 metres. The new garage with hobby room above would have a smooth painted render finish. There would be a garage door with personnel door at ground floor and a White UPVC framed window at first floor on the rear elevation and a single door at ground floor and window at first floor on the south west, yard, elevation of the garage. There would be two roof lights on the south eastern roof slope, each measuring 0.8 x 1m. - 2.3 The existing garage and stores adjoin the kitchen and also stretches the width of the site. The existing garage has a length of 4.2 metres and height of 6.4 metres.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of two previous planning applications, both of which were granted planning permission and have been listed below:

PA 14/00965/B: Alterations including installation of replacement windows and doors, creation of French doors to front elevation, removal of a chimney stack and raising of gable roof to rear elevation of dwelling.

PA 13/00164/B: Conversion of residential dwelling to provide four apartments.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Douglas Local Plan 1998. As previously mentioned, the application site lies within Ballaquayle Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered relevant 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."

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 has no objection to the current planning application (21/04/2015). - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (08/04/2015).

6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this current planning application are the impact of the proposal on the residential amenity of Nos. 5 and 7 Stanley Terrace Street and secondly, as the site is within a Conservation Area, it must be ensured that the proposed development either preserves or enhances the character and appearance of the

• Conservation Area.
• 6.2 The proposed garage would be erected alongside the boundary wall shared with No. 5 Stanley Terrace, as is the existing garage also. Nonetheless, under this scheme, the proposed garage would be storey in its entirety as opposed to the existing garage that has a two storey length of 4.2 metres.
• 6.3 The proposed garage would protrude above the existing boundary wall by 1.9 meters; as is the existing case. In the rear garden of No. 5 Stanley Terrace is a single storey garage that is 0.8 metres less than the length of the proposed garage. Given that the majority of the proposed garage would be erected alongside the garage of No. 5 Stanley Terrace, and not a garden or room with windows for example, it is not considered that the new garage would have a harmful impact upon the existing living conditions of the neighbouring dwelling.
• 6.4 Turning to the impact upon No. 7 Stanley Terrace, the garage would be erected alongside a single storey and two storey outrigger. As this is the case, it is considered that the new garage would have a minimal, if any, impact upon the living conditions and amenity of No. 7 Stanley Terrace.

6.6 The garage would be wholly visible within the street scene of Stanley Place. There are a number of varying forms of garages at the rear of Stanley Terrace with a handful of dwellings also having two storey outriggers. What is proposed under this scheme would not be as dissimilar from the existing garage as viewed within the street scene. In effect, the new garage is deemed to be a visual improvement over the existing garage due to the worn and weathered appearance of the existing garage and for that reason the proposal is considered to enhance the appearance of the street scene and in turn, Conservation Area. - 7.0 RECOMMENDATION

7.1 Overall, it is concluded that the planning application accords with General Policy 2 and Environment Policy 35 from the Isle of Man Strategic Plan 2007 and is therefore recommended for 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:

22.04.2015

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.

This approval relates to Location Plan and Drg No.s B/8801/1(A) and B/6241/(B) all date stamped as received on 18th March 2015.

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; 27.04.2015 Determining officer (delete as appropriate)

Signed :…………J CHANCE…….. Jennifer Chance Head of Development Management