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                                      21/00667/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00667/B Applicant : Mr Mark Simpson Proposal : Erection of a single storey extension to detached pool building (as approved in PA 19/00426/B) Site Address : 17 Ballanard Woods Ballanard Road Douglas Isle Of Man IM2 5PQ

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

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 19.07.2021 __

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 of the Strategic Plan.

Plans/Drawings/Information;

This approval relates to the submitted documents, location plan, site plan, proposed site plan, existing elevation and floor plan and proposed elevation and floor plan as having been received on 16th June 2021. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE

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                                      21/00667/B                                     Page  2  of  4

1.1 The application site is the residential curtilage of 17 Ballanard Woods, Douglas, a two- storey detached dwelling located on the north of Ballanard Woods. The house has a hipped roof. There is a pitched roof garage and a detached hipped-roof single-storey extension, which is used for a swimming pool.

2.0 THE PROPOSAL 2.1 The proposed work is the erection of a single-storey extension behind the swimming pool building.

2.2 The extension will have two lantern rooflight surrounded by a parapet. There is a bi-fold door on both the northwest and northeast elevation. The elevations will be finished to match existing.

3.0 PLANNING HISTORY 3.1 Erection of a detached swimming pool building was APPROVED 19/00426/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.

4.2 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 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". It also points out that single-storey extensions are unlikely to be supported where they project more than 3 metres from the back of the house

4.7 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself.

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                                      21/00667/B                                     Page  3  of  4

4.8 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 (02/07/2021).

5.2 DoI Highway Services states there is no highway interest in this application (01/07/2021).

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

6.2 The extension is designed in a similar style as the main building except for the flat roof. The design is contemporary and fit in with the existing extension and the main dwelling. The parapet also help minimise the impact of the flat roof. Therefore, it is considered that there is not negative impact on the character and appearance of the area.

6.3 There is no neighbouring property on the west of the proposal. Therefore, there is no concern for over bearing or overlooking.

6.4 There is no other dwelling, except for the main dwelling of the site, within 20m of the proposal on the northwest and north east direction. Therefore, there is no concern 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 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: 29.07.2021

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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