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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00030/B Applicant : Mr David & Mrs Kate Cowley Proposal : Erection of an extension to rear elevation Site Address : 29 Cronk Drean Douglas Isle Of Man IM2 6AU

Planning Officer: Mr Peiran Shen Photo Taken : 16.02.2021 Site Visit : 16.02.2021 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.03.2021 __

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.

C 2. Details of the obscured screening along the northeast elevation of the first floor balcony must be submitted and approved by the Department before the usage of the roof terrace and retained thereafter.

Reason: In the interests of protecting neighbouring amenities.

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 and drawing no. 100, 101 Rev A, 102 date stamped as having been received on 8th January 2021. __

Interested Person Status - Additional Persons

None __

Officer’s Report

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1.0 THE SITE 1.1 The application site is the residential curtilage of 29 Cronk Drean, Douglas, a two-storey detached dwelling located on the northwest part of Cronk Drean. The house has a pitched roof. There is an existing double garage on the southwest of the property. There is also a flat roof rear extension on the northeast side of the rear elevation of the main dwelling.

1.2 There re tall hedges on the northwest boundary within the curtilage of No. 31. There is a fence approx. 2m tall with No. 27.

2.0 THE PROPOSAL 2.1 The proposed work is the erection of a flat roof rear extension next to the existing extension and the erection of a roof terrace above the existing extension.

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".

4.4 "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use: As a general policy, in built-up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

4.5 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.

4.6 RDG 3.2 Potential Visual Impact of an Extension upon the Existing House states a pitched roof is preferred to a flat roof, especially when it's publicly visible. However, an exception can possibly be made when the existing property has a flat/low pitched roof design.

4.7 RDG 4.2 Single Storey Rear Extension sets out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection) and location. The section also specifically mentioned that terraced/semi-detached dwellings have the potential for the greatest concern due to the potential of "tunnel effect".

4.8 RDG 4.7 Roof Terraces, Balconies, Decking and Patios sets out some key considerations. It states that for terraced and semi-detached properties, it is unlikely to be acceptable; and for detached properties, it has to be carefully designed to avoid unreasonable

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overlooking of neighbouring properties (including gardens). Large separation distance and strategically placed screens may help avoid overlooking but may also cause loss of light or being overbearing to the neighbours. It may also have a visual impact on the street scene and the individual dwelling.

4.9 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that the extension should have a similar style with the main dwelling for a coherent appearance unless the clash between modern and traditional design can be handled with elegance.

4.10 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 (28/01/2021).

5.2 DoI Highway Services states there is no highway interest in this application (02/02/2021).

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 single-storey extension is on the northwest of the property. It is designed in a similar style as the main dwelling except for the flat roof. Since the extension is not visible to the public, the design is considered acceptable.

6.3 The extension is single storey and the site is at the about same level with the neighbouring properties. There is no window or door on either of the side elevations. The rear has a door and is approx. 22m to the nearest property. Therefore, it is not considered that there is an unacceptable level of overlooking.

6.4 For the roof terrace, there are tall hedges on the northeast boundary within the curtilage of No. 31. The rear elevation is approx. 22m to the nearest property. Therefore, there is no overlooking issues currently to the northeast; albeit this is subject to the existing hedgerow is retained. There are concerns that if the hedge where to be removed, die or reduced in height then this could result in overlooking from the balcony into the rear garden to this dwelling (nr 31). Therefore a condition should be attached for privacy screen along the northeast elevation of the balcony to ensure this does not occur. In terms of overlooking to the northwest given the distance between the properties there are no significant concerns of overlooking. The southwest elevation is approx. 15m to No. 27, which has a glass conservatory close to the site. It is considered that the level of overlooking is acceptable.

7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide Section 3, 4, 5 and 7. 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;

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(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: 18.03.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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