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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00630/B Applicant : Mrs Hina Iqbal Proposal : Erection of extension and replacement of garage door with a window Site Address : 32 Cronk Y Berry Drive Douglas Isle Of Man IM2 6HL

Planning Officer: Mr Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 02.07.2021 __

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. This application is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing no.1, 2, 3, 4 as having been received on 2nd June 2021. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of Sandfield, 32 Cronk Y Berry Drive, Douglas, a two-storey detached property located at the south end on the west of Cronk Y Berry Drive. The house has a pitched roof. There is a single-storey pitched-roof garage on each side on the main dwelling.

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2.0 THE PROPOSAL 2.1 The proposed work is the erection of a single-story mono-pitched extension in front of and connecting with the north garage. The proposal also includes blocking a door at the rear elevation of the north garage.

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 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; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways."

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 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." The currents stands are set out in Appendix 7.

4.6 Appendix 7.6 states typical residential development should have "2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the building."

4.7 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.

4.8 RDG 4.4 Extension to Side Elevations sets out key considerations for side elevation extension. These include the potential visual appearance of the extension within the street scene and of the individual dwelling as well as the impact on the amenities of those in neighbouring properties. These impacts can be regulated by designing with the right location, size, and architecture style. The section also specifically mentioned that detached/semi- detached dwellings should avoid a terraced appearance due to two extensions being placed too close to each other.

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.

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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 not commented at the time of the report (02/07/2021).

5.2 DoI Highway Services does not oppose this application (21/06/2021). The comment states that there is no significant negative impact upon highway safety, network efficiency and/or parking.

6.0 ASSESSMENT 6.1 The key issues to consider are its impact on the character and street scene of the area, on parking provision and on neighbouring amenity.

6.2 The proposed double garage has a mono-pitched roof, which fits in with the main dwelling. Its ridge is lower than the ridge of the main dwelling. Therefore, the design is considered acceptable.

6.3 Even though the garage conversion means the loss of a parking spaces, the existing driveway will still have space for at least two parking spaces. Therefore, the number of parking spaces available does not change. And as there is no objection from Highway Services, it is considered that there is no impact on parking provision or highway safety.

6.4 The extension is on the south of No. 30 and is lower than the main dwelling. Therefore, it is considered that there is no concern of overbearing or overshadowing.

6.5 There is no additional vantage point created by the proposal. Therefore, there is no concern for overlooking.

7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan. Therefore, it is recommended for 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. __

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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: 08.07.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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