Officer Planning Report Recommendations

Application No.: 09/00101/B Applicant: Mr \& Mrs Richard Charlton Proposal: Erection of an extension with roof terrace to rear elevation (amendment to PA 08/00894B) Site Address: 5 Stanley Place Douglas Isle Of Man IM2 4ES ### 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 application site represents the curtilage of an existing property at 5 Stanley Place, which is a mid terrace property located east of Ballaquayle Road, north of Victoria Road and west if Victoria Place and Victoria Terrace in Douglas.

The Proposal

This application seeks approval for amendments to the previously approved PA 08/00894/B, which would consist of erecting a staircase from the proposed terrace area above the re-built kitchen on the ground floor, to a doorway on the rear elevation of the property. The proposed doorway would be in the place of an existing window, with an additional window to be introduced on the rear elevation to provide light to the internal stairway. There would also be new uPVC windows to both front and rear elevations.

Planning Status

The application site is within an area of "Predominantly Residential Use" under the Douglas South Local Plan, which was adopted by Tynwald in 1998. The Isle of Man Strategic Plan 2007 contains one policy which is considered specifically material to the assessment of this current planning application 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."

Planning History

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

PA 06/01901/B - Demolition of existing single storey extension and erection of a two storey replacement extension with roof terrace over - Refused at Appeal

PA 08/00894/B - Alterations and erection of extension - Permitted

Representations

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

Assessment

The proposed amendments would be acceptable as they would be located at the rear of the property and not visible from the public highway of Stanley Place or Victoria Place. The proposed decked area with balustrade fencing would be an improvement on the existing situation as the new balustrade will help to reduce the loss of privacy from the existing situation. I consider the proposal will not adversely affect the residential amenity of any of the neighbouring properties in terms of overshadowing, loss of light and loss of privacy to the detriment of the enjoyment of those properties.

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:

Douglas Corporation The Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted Date of Recommendation: 13.03.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 Drawing 929.2 rev 3 received on 23rd 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 : 72/2/2009

Signed : 72/2/2009 Acting Senior Planning Officer

13 March 2009 09/00101/B Page 3 of 3