Planning Officer Report and Recommendation

Application No.: 09/00108/R Applicant: Mr Gary Sherwood Proposal: Construction of a pitched roof over front bay extension Site Address: Tudor Lodge 18 Stanley Terrace Douglas Isle Of Man IM2 4EP ### Considerations Case Officer : Mr Gary Barr Expected Decision Level: Acting Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Douglas Corporation Notes :

Officer's Report

The Site

The site represents the residential curtilage of an existing building situated on the northern side of Stanley Terrace (Number 18). The property is a three storey terraced property which looks out onto the Ballaquayle Road.

The Proposal

This retrospective planning application seeks approval for the erection of a lean to roof with slate tiles.

Planning Status

The application site is located within the Douglas (Ballaquayle Road) Conservation Area and zoned under "Residential Use" identified on the Douglas Central Local Plan, 1998. Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant - General Policy 2 states: "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".

Planning History

The following planning applications should be considered relevant in the assessment and determination of this application:

PA 92/00384/C - Change of use to residential care home - Permitted PA 97/01115/A - Approval in principle for a replacement garage with first floor staff accommodation - Refused

PA 99/00754/B - Erection of conservatory/sun lounge - Permitted PA 00/01057/B - Erection of staff accommodation with integral garage to replace existing garage/store to rear - Refused at Appeal

PA 06/00484/B - Alterations, conversion of garage and erection of a single storey extension to provide additional living accommodation - Permitted

Representations

The Department of Transport Highways Division do not oppose the development. Douglas Corporation has not commented on the development.

Assessment

The alterations to the property are regarded as acceptable, as the change from a flat plastic roof to a lean to roof with dark brown tiles is collectively regarded as an improvement as it creates continuity. As such, the proposal is a modest addition which enhances the character and appearance of this

Victorian property without adversely affecting the impact upon the existing property as viewed from the public thoroughfare.

Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

• The Department of Transport Highways Division
• Douglas Corporation

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 12.03.2009

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

C 2. This approval relates to the submitted Location Plan and Photographs x3 received on 26th January, 2009.

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Decision Made: Permitted Date: 20/3/09

Signed: [Handwritten signature] Acting Senior Planning Officer