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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/01082/B Applicant : Mr Kieran Brown & Miss Amy Duncan Proposal : Alterations and erection of ground and first floor extensions Site Address : 35 Cronk Drean Douglas Isle Of Man IM2 6AU

Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.01.2022 __

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 comply with General Policy 2 of the Strategic Plan and the Residential Design Guide 2021.

Plans/Drawings/Information; This approval is related to the documents, location plan and drawing no.1595 - 1, 1595 - 2 as having been received on 13th September 2021. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of 35 Cronk Drean, Douglas, a two-storey detached dwelling located on the north of the north corner of Cronk Drean.

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1.2 The house consists of a two-storey pitched roof main building and a single-storey pitched roof extension on each side and the main building. The garage door is on the rear elevation of the east side extension.

2.0 THE PROPOSAL 2.1 The proposed work is erection of two side extensions and one rear extension.

2.2 The front elevation and the roof of the west side extension will be demolished. The new west side extension will be two-storey tall. It will also be extended closer to the front elevation of the main dwelling than existing but not to the same elevation.

2.3 The rear elevation and the roof of the east side extension will be demolished. The new east side extension will be two-storey tall. It will also be extension to the same elevation as the rear elevation of the main roof.

2.4 Both new side extensions will have a ridge lower than that of the main roof. However, the ridge of the west side extension will be slightly lower than that of the east side extension. They both will have a glass panel door and a glass jubilee balcony on the front elevation under a pitched gable. The garage door will be relocated to the front elevation of the east side extension.

2.5 The rear extension will be single storey. It will have a flat roof with two lantern rooflights of different sizes.

2.6 The proposal also include replacing the existing portico with one with a flat roof.

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.

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4.6 RDG 4.6 Rear Extensions sets out some key considerations regarding the design choices of rear extensions. 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.

4.7 RDG 4.8 Side Extensions (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.

4.8 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.

4.9 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 (05/10/2021).

5.2 DoI Highway Services states there is no highway interest in this application (30/09/2021).

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 extensions, although alter the existing symmetry, is not enough reason to recommend refusal.

6.3 Although the flat roof is not desirable, it does seems to fit in with the rear elevation of the main dwelling. In addition, the rear extension is not visible by the public. Therefore, it is considered that there is not impact on the character and streetscene of the area.

6.4 The replacement of the existing portico will lead to the loss of the balustrade, which is a nice feature. However, the replacement flat roof portico still keeps the general form of portico. It is not enough reason to recommend refusal.

6.5 Although the mass of the house increase by the north of 50%, the spacious rear garden ensures that there is no concern of overshadowing or overbearing to the neighbouring property on the north of the site.

6.6 After a site visit, it is considered that there is no additional overlooking created by the extensions.

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

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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: 07.01.2022

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

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