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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00470/B Applicant : Mrs Chalerm Hamer Proposal : Erection of garage extension to rear elevation Site Address : 12 Queens Avenue Douglas Isle Of Man IM1 4DA

Planning Officer: Mr Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.07.2021 __

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. The side 1.8m high obscure glazing to the southern elevation shall be installed and completed before the occupation of the roof terrace further the last obscure screen along the southern boundary (where it adjoins the rear 1.1m screen/balustrading) shall be curved so that it runs downwards from 1.8m in height to 1.1m in height where it adjoins the rear balustrades and all shall be retained thereafter.

Reason In the interest of neighbouring amenities and visual impact upon the street scene/Conservation Area.

This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan.

Plans/Drawings/Information; This approval relates to the submitted documents, covering letter and drawing no. P-10-01, P- 10-02 as having been received on 4th May 2021. __

Interested Person Status - Additional Persons

It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject

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matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4) (or 4(2)):

Owner/Occupier of 11 Queens Avenue, Douglas

as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. __

Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of 12 Queens Avenue, Douglas, a three- storey mid-terrace dwelling with a basement level located on the southwest of Queens Avenue. There is a three storey extension at the rear of the property. There is a roofless carport at the rear of the extension.

2.0 THE PROPOSAL 2.1 The proposed work is the enclosure of the carport to create a garage and the creation of a roof terrace above the garage.

3.0 PLANNING HISTORY 3.1 Conversion of basement to a granny flat and other work was APPROVED under PA 05/92425/B.

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. The site is also within the Woodbourne Road Conservation Area.

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 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

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."

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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 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 (23/06/2021).

5.2 DoI Highway Services does not object to this application (04/06/2021). The comment states there is no significant negative impact upon highway safety, network efficiency and/or parking.

5.3 11 Queen's Avenue wrote in concern of the development (17/06/2021). The comment request the fencing for the roof terrace to be raised to a minimum of 1.8m and use privacy glazing to protect their privacy.

6.0 ASSESSMENT 6.1 The main consideration for this application are its impact on the character and appearance of the Conservation Area and the amenities of the neighbours.

6.2 The garage and the balustrade is on the rear of the property. The glass fencing is of contemporary nature compare to the Conservation Area. Further the side elements of the balustrading is set in form the boundaries, which will reduce the visual impact. Further, a similar balustrade is located to the south of the site which does not give raise to any significant visual impact. There is also a property to the north of the site (opposite Woodbourne Pub) which has similar balustrades as well, which was approved recently. The rear of the site is visible by the public. However, as the proposal would tidy up the existing run-down rear elevation. It is considered that its will have a neutral impact on the character of the area.

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6.3 The garage 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. Therefore, it is not considered that there is an unacceptable level of overlooking.

6.4 For the roof terrace, as it is on the first floor, it could overlook into all neighbouring properties. However, as obscured glazing has been proposed for No.13 and No.11 currently has a covered carport, it is considered that there is no overlooking concerns.

7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 and Environment Policy 35 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 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: 16.07.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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