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                                      21/00619/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00619/B Applicant : Mrs Wendy Barker Proposal : Alterations and erection of a double garage extension to rear elevation (retrospective) Site Address : Ennerdale 22 Sartfell Road Douglas Isle Of Man IM2 3NB

Planning Officer: Mr Nick Salt Photo Taken : Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.08.2021 __

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 proposal is considered to be in accordance with General Policy 2 and Environment Policy 36 of the Isle of Man Strategic Plan 2016 in that no unacceptable visual, residential amenity or other impacts were identified.

Plans/Drawings/Information;

This approval relates to the following plans and drawings received 28.05.21: 02 - Location Plan 01 - Proposed Plans and Elevations

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Interested Person Status - Additional Persons

None

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                                      21/00619/B                                     Page  2  of  4

Officer’s Report

1.0 THE SITE 1.1 The application site relates to two storey terraced dwelling on the east side of Sartfell Road in Douglas, adjoining both nos. 20 and 24. The site is in a residential area characterised by a mix of mainly traditional dwellings. There is an access road to the rear which is largely characterised by planting to the east, and rear accesses including numerous roller doors. The previously existing access at no.22 led to a rear yard.

1.2 The site is not within any Conservation Area and does not relate to a Registered Building. The site does however back onto the Selbourne Drive Conservation Area to the east, which begins on the opposite side of the rear access drive.

2.0 THE PROPOSAL 2.1 This planning application seeks retrospective planning approval for erection of a single storey flat roof garage to the rear, with the replacement of existing timber access doors with a roller shutter door. The works include a small covered utility area between the dwelling and the new garage.

3.0 PLANNING POLICY 3.1 The site falls within an area zoned as Predominantly Residential in the Area Plan for the East 2020. As such, General Policy 2 of the Isle of Man Strategic Plan is the key policy in the consideration of this application.

3.2 General Policy 2 states that 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; and (g) does not affect adversely the amenity of local residents or the character of the locality.

3.3 Environment Policy 36 states that where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area.

3.4 DEFA's Residential Design Guidance (2019) is a material consideration. Section 4.2 of the guidance relates specifically to single storey rear extensions.

4.0 PLANNING HISTORY 4.1 10/01314/B - Demolition of existing utility extension and erection of extension to rear elevation. Permitted.

5.0 REPRESENTATIONS 5.1 DOI Highways state that they have no highways interest in this application (21.06.21).

5.2 Douglas Borough Council have no objection (13.07.21).

6.0 ASSESSMENT 6.1 The key consideration in the assessment of this planning application is the visual impact on the character and appearance of the site and wider street scene - including the nearby Conservation Area.

6.2 Due to the height and scale of the garage extension relative to the adjoining terraced dwellings and given the existing tall boundary treatment, it is not considered that the extensions to the rear have any unacceptable impact on the residential amenity of neighbours.

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                                      21/00619/B                                     Page  3  of  4

6.3 As referenced earlier in this report, General Policy 2 of the Strategic Plan requires that development respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them and does not affect adversely the character of the surrounding landscape or townscape. The Residential Design Guidance notes that it is key that any extension respects the proportion, design and form of the existing dwelling and that it appears as a subordinate to the main dwelling.

6.4 The rear garage is located behind the existing stone wall, with the roller door set into this. The visual impact when viewed from the access road to the east (behind the site) is minimal with exception of the replacement of the timber doors with the modern roller door. The access lane features a number of such doors and is predominantly used to provide access to garages to neighbouring properties. The installation of the door is not out of character with the street scene and would not impact views into the adjacent Selbourne Drive Conservation Area.

6.5 The use of a flat roof to the garage would not be unacceptable given the single storey height and positioning behind the wall. There are several full-depth rear extensions along the rear of Sartfell Road, and these feature a variety of designs. The small roof feature above the utility room and courtyard would project above the garage roof height slightly but would not have a notable impact when viewed from any public vantage point. It is concluded therefore that the proposed would be in accordance with GP2 of the IOMSP in this regard.

6.6 The rear alterations and extensions remain subordinate to the main two-storey dwelling and are considered to have a modest impact on the appearance of the wider area.

7.0 CONCLUSION 7.1 In summary, the proposal is considered to accord with General Policy 2 and Environment Policy 36 of the IOMSP, the guidance set out in the Residential Design Guidance, and the land use designation set out in the Area Plan for the east 2020. No adverse impact has been identified as likely with respect of the appearance of the site and nearby Selbourne Drive Conservation Area.

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 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 __

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                                      21/00619/B                                     Page  4  of  4

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: 03.08.2021

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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