Officer Planning Report Recommendation

Planning Report And Recommendations {{table:485788}} ### Considerations {{table:485786}} ### Written Representations ### Consultations {{table:485787}}

Officer's Report

The Site

The application site represents the residential curtilage of "Manderley", an existing detached dwelling which fronts onto the Vicarage Road (to the north); with Willowbrook Gardens (to the south); "Dream Aalin" (to the west) and 19 Willowbrook Gardens (to the east) in Douglas. The property sits on a modest plot and comprises a pitched roof bungalow with adjoining garage.

The Proposal

This retrospective planning application is seeking approval for the alteration to numerous windows on the front and rear elevations, the majority of which consist of changing windows to uPVC doors which open up onto the patio to the rear elevation (from the utility room, kitchen, lounge and bedroom1). It also consists of reducing widths of windows and the removal of a window on the north eastern (side) elevation. There has also been various internal alterations, together with the erection of a new aluminium framed, double glazed lantern rooflight.

Planning Status

The application site is within an area of "Predominately 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 previous planning application should be considered relevant in the assessment and determination of this application: PA 05/01862/B - Erection of a single storey extension to north west elevation and an additional window to north east elevation - Permitted REPRESENTATIONS The Douglas Corporation has no objection with the proposal. The Department of Transport Highways Division have not commented on the application.

ASSESSMENT

Given the nature of the alterations it is appropriate to assess the impact of them upon the existing property, the neighbouring properties and the surrounding area in general.

In terms of the existing dwelling, the alterations to the front and rear elevations are considered acceptable, as the new built form has a minimal impact on the visual appearance of the dwelling when viewed from the public thoroughfare. The alterations are considered to be an improvement; with the use of materials ensuring that the new built form blends in with the existing, without adversely impacting upon the existing character of the property.

It is considered that none of the neighbouring properties is adversely affected by the alterations. This is a result of the relatively minor scale of the alterations which has taken place, together with the existing boundary treatment and the existing ground levels of the site in relation to the neighbouring

11 November 2009

09/01579/R

properties. As such, the development does not cause any undue harm to private or public residential amenity of the neighbouring properties.

With the application site and alterations relatively well screened, and with the dwelling set back approximately 15 m from Vicarage Road, the modifications are only partially visible and do not create dominant features within the street scene. As such, it is judged that the proposal does not have any adverse impacts upon the visual amenities of the locality or the character of the surrounding area in general.

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: 11.11.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : Notes attached to refusals

C 1. This approval relates to the submitted Drawings WL/09/1131/1, WL/09/1131/2, WL/09/1131/3 and WL/09/1131/4 all received on 25th September, 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : 11/11/09 Signed : Matiuce Senior Planning Officer