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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00224/B Applicant : Mr Jared Smith Proposal : Alterations and erection of rear extension Site Address : 13 Highcroft Avenue Douglas Isle Of Man IM2 5BW

Planning Officer: Mr Peiran Shen Photo Taken : 18.06.2021 Site Visit : 18.06.2021 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 18.06.2021 __

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. The application is considered to comply with General Policy 2 of the Strategic Plan.

Plans/Drawings/Information; This approval relates to the submitted documents, location plan and drawing no. 4572/S1, 4572/ex1, 4572/P1 as having been received on 4th March 2021. __

Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:

DoI Flood Risk Management Division __

Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of 13 Highcroft Avenue, Douglas, a two- storey semi-detached dwelling located on the northwest Highcroft Avenue. The house has a

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hipped roof. There is an existing single-storey mono-pitched-roof extension on the rear elevation of the main dwelling.

2.0 THE PROPOSAL 2.1 The proposed work is the first floor extension of the existing rear extension.

2.2 The proposed extension will have the same width and projection (approx. 2.5m) from the main dwelling as the existing extension. It will have a pitched roof. The ridge of the pitched roof will be lower than that of the main dwelling.

3.0 PLANNING HISTORY 3.1 Extension to dwelling, 13 Highcroft Avenue was APPROVED under PA 99/00618.

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 4.3 Two 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 the 45 degree line should be used to determine the impact on neighbouring properties.

4.8 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.

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4.9 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 (02/04/2021).

5.2 DoI Highway Services states there is no highway interest in this application (15/04/2021).

5.3 DoI Flood Risk Management Division states there is no flood risk management interest in this application (15/04/2021).

5.4 No. 15 Highcroft Avenue does not object to this application (18/05/2021), confirm verbally during the site visit on 18/06/2021.

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 extension is designed in a similar style as the main dwelling. Therefore, the design is considered acceptable.

6.3 The extension has only a 2.5m projection, and is on the west of the closest neighbouring property. Measureing from No.15, it passed the 45 dgree test. Therefore, it is considered that the level overbearing or overshadowing is acceptable.

6.4 The extension is two 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. There is no new vantage point created in this application. The extension is still over 20m away from the opposite dwelling. Therefore, it is not considered that there is an unacceptable level of overlooking.

7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan. 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

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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: 25.06.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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