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21/00751/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00751/B Applicant : Mr Matt Halsall Proposal : Erection of an extension to side elevation Site Address : 108 Ballaquark Douglas Isle Of Man IM2 2EN
Planning Officer: Mr Peiran Shen Photo Taken : 08.09.2021 Site Visit : 08.09.2021 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.09.2021 __
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, photos and drawing no. 21/17/01, 21/17/02 as having been received on 30th 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 108 Ballaquark, Douglas, a single-storey semi-detached dwelling located on the north of Ballaquark, close to its junction with Stevenson Way. The house has a pitched roof.
1.2 1 Stevenson Way is on the east of the site, it is at the much lower level but its south elevation is at about the same line as the front elevation of the 108 Ballaquark. For the boundary
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21/00751/B Page 2 of 3
of the two properties, there are hedges on the applicant side and tall trees on the neighbouring side
2.0 THE PROPOSAL 2.1 The proposed work is the erection of a single-storey pitched-roof side extension.
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".
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 2021) 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 4.4 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.
4.7 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.
4.8 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 (13/07/2021).
5.2 DoI Highway Services states there is no highway interest in this application (16/07/2021).
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6.0 ASSESSMENT 6.1 The main concerns for this application are its impact on the character and street scene of the area and on the amenities of the neighbours.
6.2 The side extension is designed in a similar style as the main dwelling, therefore, the design is considered acceptable.
6.3 After the site visit, it is considered that the new window on the east corner will not overlook into the neighbouring property as there are existing hedges on the site and tall trees on the neighbouring site.
7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide 2021. Therefore, it is recommended for an approval.
8.0 INTEREST 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: 16.09.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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