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20/01365/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01365/B Applicant : Graham & Debbie Halsall Proposal : Alterations to extend and increase height of existing rear boundary/party wall Site Address : 14 Berkeley Street Douglas Isle Of Man IM2 3QA
Planning Officer: Mr Peiran Shen Photo Taken : 22.01.2020 Site Visit : 22.01.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 26.01.2021 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information; This approval relates to the submitted documents, location plan, site plan, existing and proposed elevation to No.16 date stamped as having been received on 20th November 2020; photos and existing and proposed elevation to the rear lane date stamped as having been received on 18th November 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 14 Berkeley Street, Douglas, a two- storey mid-terrace dwelling located on the south of Berkeley Street.
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20/01365/B Page 2 of 3
2.0 THE PROPOSAL 2.1 The proposed work is increasing the height of existing rear boundary wall on the south and east boundary of the property to 2.5m. It also propose to install a new door on the southwest corner of the rear boundary.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential in the Area Plan for the East.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality (i) does not have an unacceptable effect on road safety or traffic flows on the local highways".
4.4 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.5 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
5.0 REPRESENTATION 5.1 Douglas Borough Council has no objection on this application (11/12/2020).
5.2 DoI Highway Services does not object this application (11/12/2020). The comment states find it to have no significant negative impact upon highway safety, network efficiency and /or parking.
6.0 ASSESSMENT 6.1 The main concerns for this application are its impact on the character and street scene of the area and the amenities of the neighbours.
6.2 The raised wall is on the rear of the property. It is designed in a similar style as the existing wall. Since the rear lane is not frequent by the public, the design is considered acceptable.
6.3 There is no concern for overbearing or overshadowing to No. 16 as it has a roof terrace at the rear of the property with fences around the terrace. The 2.5m height is still lower than the fence of the roof terrace. As the terrace is west-east located there is no impact on No.12 either.
7.0 CONCLUSION
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20/01365/B Page 3 of 3
7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide. Therefore, it is recommended for an approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 01.02.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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