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                                      21/01321/B                                     Page  1  of  5

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/01321/B Applicant : Mr Gerard & Mrs Nicola Morrison Proposal : Erection of garage with storage over (amendment to PA 20/01170/B) Site Address : Courtlands 2 Marathon Avenue Douglas Isle Of Man IM2 4HZ

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

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 02.02.2022 __

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.

C 2. The garage hereby approved shall only be used in association with the main dwelling house "Courtlands" 2 Marthon Avenue and for purposes incidental to the use of main dwelling house "Courtlands" 2 Marthon Avenue as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan 1559.2 as having been received on the 3rd November 2021.

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 documents, location plan, photo and drawing no. 1559.2 as having been received on 3rd November 2021. __

Interested Person Status - Additional Persons

None __

Officer’s Report

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1.0 THE SITE 1.1 The site is the residential curtilage of Courtlands 2 Marathon Avenue, a two-storey detached property located on the southeast of Marathon Avenue, close to its junction with Princes Road.

1.2 The rear boundary of the site is on a cul-de-sac, which connects to Princes Road. There are two off-street parking spaces available in the front garden as well as a garage. There is a parking apron on the rear boundary of the property.

2.0 THE PROPOSAL 2.1 The proposed work is the erection of a two-story detached garage on the rear boundary of the property. It has a pitched roof and there is a garage door on the ground floor and a casement window on the first floor of the front elevation and there are three roof lights on the northeast elevation. There will also be a flat-roof dormer on the northeast elevation of the roof. There is no change in the number of parking available within the site after the proposal.

3.0 PLANNING HISTORY 3.1 Erection of garage with storage over on existing parking apron was APPROVED under PA 20/01170/B. The current application adds a flat-roof dormer to the 2020 approval.

4.0 PLANNING POLICY Site Specific 4.1 In terms of local policy, the site is within an area designated as Predominantly Residential in the Area Plan for the East.

4.2 There are no known planning constraints overlapping with the site.

Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

Principles of Developments 4.4 General Policy 1 states: "The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations."

4.5 General Policy 2, which provides an overall requirement for all development, states: "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; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

Visual Design 4.6 Strategic Policy 3 and Environment Policy 42 focus on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping.

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4.7 Paragraph 4.3.11 of the Strategic Plan states: "a new building cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development"

Safety and Security 4.8 Community Policy 7, 10 and 11 state that the design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. In addition, development should also provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes."

PPS and NPD 4.9 There is no relevant Planning Policy Statement or National Policy Directive applicable to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) provides guidance 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. Therefore, it is considered that the Guide is materially relevant to this application.

5.2 RDG 1.1.9 states: "The document is not a Planning Policy Statement (as per Section 3 of the Town and Country Planning Act 1999) but is capable of being an 'other material consideration' (as per Section 10(4)(d) of the Act). Furthermore, where proposals adopt the approaches set out within this document, they are more likely to be considered to comply with the detailed Development Plan policies that relate to design. For example, General Policy 2 of the Isle of Man Strategic Plan (2016)."

5.3 RDG 1.2.1 states: "When considering any proposals for any new residential development (either a new dwelling or an extension), the following issues are normally relevant (see General Policy 2 of the Strategic Plan): o Potential visual impact upon the streetscene; o Potential impacts upon neighbouring properties, i.e.

Reduction of day light and increase of overshadowing,

Overbearing impact upon outlook, and/or

Overlooking resulting in a loss of privacy; o Potential impacts upon highway safety, i.e.

Loss of off-street parking due to proposed works / visibility splays, and

Adequate parking provision; and o Any site-specific issues/opportunities/constraints (e.g. the presence of trees)."

5.4 RDG Chapter 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.

5.5 RDG Chapter 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.

6.0 REPRESENTATIONS 6.1 Douglas Borough Council does not object to this application (26.11.2021).

6.2 Highway Services states there is no highway interest in this application (03.12.2021).

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7.0 ASSESSMENT 7.1 The key considerations in the determination of this application are its impact on the house itself, on the character and street scene of the area and on the amenities of the neighbours.

Design of the House Itself 7.2 The pitched roof garage is typical in a residential setting so there is no impact on the appearance of the house. The flat-roof dormer, although not visually pleasing, is an existing element on the front elevation. Therefore, the design is considered to have a neutral impact on the character and appearance of the house.

Character and Streetscene 7.3 The proposal is not visible to the public as the cul-de-sac is only used by the residents whose houses are connected with the cul-de-sac. Therefore, it is considered that the impact on the character and streetscene of the area is acceptable.

Neighbouring Amenities 7.4 The extension is low-two-storey. Therefore, there is no concern for overbearing and overshadowing.

7.5 The windows of the proposed dormer is not considered to create an unacceptable level of overlooking and is therefore acceptable.

8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan. Therefore, it is recommended for an approval.

9.0 INTEREST PERSON STATUS 9.1 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.

9.2 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 the Head of Development Management 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 : 04.02.2022

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Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.