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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00475/B Applicant : Mr Wyn Hughes Proposal : Alterations to detached garage roofing and replacement patio doors to front elevation of dwelling Site Address : Greeba Mount 20 Cronkbourne Road Douglas Isle Of Man IM2 3LB

Planning Officer: Mr Peiran Shen Photo Taken : Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 07.07.2021 __

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.

This application has been recommended for approval for the following reason. The application is considered to comply with General Policy 2, Environment Policy 23, Environment Policy 35 and Energy Policy 4 of the Strategic Plan.

Plans/Drawings/Information;

This approval relates to the submitted documents, product information and drawing no. 2007/ PL1000, 2007/ PL1001 date stamped as having been received on 29th April 2021, and the additional planning statement date stamped as having been received on 13th June 2021, and emails dated as having been received on 25th June 2021.

__

Interested Person Status - Additional Persons

None __

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Officer’s Report

1.0 THE SITE

1.1 The application site is the residential curtilage of 20 Cronkbourne Road, Douglas, a two- storey end-of-terrace dwelling located on the east of Cronkbourne Road, close to its junction with Cronkbourne Avenue.

1.2 There is a single-store flat roof extension on the front elevation with a patio door on the front elevation. There is also a detached single-storey flat-roof garage.

2.0 THE PROPOSAL

2.1 The current planning application seeks approval for the replacement of the patio door, conversion of the flat roof garage to quasi-pitched roof and the installation of solar panels on the south elevation of the new roof.

2.2 The replacement door will be the "Visoglide Plus" sliding patio door in white. The new door will have the same door size and panel arrangement as the existing door.

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 plan policy, the application site is within an area designated as Predominantly Residential in the Area Plan for the East. The site is within the Selborne Drive Conservation Area.

4.2 The Isle of Man Strategic Plan 2016 contains a few policies that are considered specifically material to the assessment of the planning application:

4.3 The Strategic Objectives of the Strategic Plan provides a framework for the detailed policies and it sets the following objectives: "3.2 Resources (d) to support energy generation from renewable resources. (e) to embrace the principles of Sustainable Development 3.3 Environment (g) to minimize environmental pollution to air, water and land"

4.4 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island."

4.5 General Policy 2 of the Isle of Man Strategic Plan 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: (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 and (n) is designed having due regard to best practice in reducing energy consumption."

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4.6 Environment Policy 23 states: "When considering alterations and improvements to existing facilities, the Department will require that consideration be given to the potential adverse impact of the proposed changes to existing neighbours."

4.7 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."

4.8 The Strategic Plan also provides guidance on the installation of renewable energy apparatus (12.2.8) which states: "The Department is fully supportive of the need to secure greater energy efficiency in new and existing development ...At the same time, the Department recognises that renewable energy sources can have adverse environmental impacts. ...There may also be other impacts such as noise... The Department will assess any proposals ... by weighing the benefits of using such renewable energy sources against the environmental impact arising in any particular site."

4.9 Energy Policy 4 states: "Development involving alternative sources of energy supply, including wind, water and tide power, and the use of solar panels, will be judged against the environmental objectives and policies set out in this Plan."

4.10 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.

4.11 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.

4.12 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.

4.13 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 objections on this application (21/05/2021).

5.2 DoI Highway Services states there is no highway interest in this application (18/05/2021).

6.0 ASSESSMENT

6.1 The key considerations are its impact on the character of the area and on the neighbouring amenities.

6.2 The replacement of patio door is like for like. It will have a neutral impact on the character of the area is therefore considered acceptable.

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6.3 The proposed pitched roof will enhance the appearance of the area compare to the existing flat roof. Therefore, the design is acceptable.

6.4 The gable of the garage is facing the street. This means the proposed solar panels on the roof is not readily visible by the public and it is considered that their impact on the character of the area is minimal and acceptable.

6.5 Although the pitched roof is at the south of No.22, it is considered that the height will not cause unacceptable level of overbearing or overshadowing.

7.0 CONCLUSION

7.1 The proposal is considered to comply with General Policy 2, Environment Policy 23, Environment Policy 35 and Energy Policy 4 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: 19.07.2021

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

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