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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/01393/B Applicant : Mr & Mrs Gavin Dean Proposal : Alterations and single storey rear extension Site Address : 6 Terence Avenue Douglas Isle Of Man IM2 5BL

Planning Officer: Mr Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 28.01.2022 __

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.

Plans/Drawings/Information;

This approval relates to the documents and drawing no. JTM2168-P-01, JTM2168-P-02 as having been received on 22nd November 2021.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE

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1.1 The site is the residential curtilage of 6 Terence Avenue, Douglas, a two-storey semi- detached dwelling located on the north Terence Avenue.

1.2 The house consists of a hipped-roof main dwelling, a mono-pitched-roof single-storage rear extension and a detached flat-roof garage. The extension is just south of half the width of the dwelling and there is a patio between this extension and the rear extension of the neighbouring property.

2.0 THE PROPOSAL 2.1 The proposal is to extend the existing single-storey mono-pitched-roof rear extension to the full width of the main dwelling. The extension will have a bi-fold door and three rooflights.

3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.

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 is no known planning constraint overlapping with the site.

Strategic Policy 4.3 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:

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 Strategic Policy 1 states that development should make the best use of resources, including sites themselves as well as existing and planned infrastructures. This is seconded by Infrastructure Policy 1 by stressing that all development, unless of too small a scale, shall only take place in areas that will ultimately be connected to the IRIS systems.

4.6 Strategic Policy 2 and Spatial Policy 3 echoes each other, stating that new development should be located primarily within existing defined settlements or sustainable urban extensions.

4.7 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 4.8 Strategic Policy 3, Environment Policy 42 and Housing Policy 6 all focused on the visual design of developments, they state that the design should take account of the local materials,

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character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping.

4.9 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"

Environment 4.10 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island." Then, Infrastructure Policy 5 particularly states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources."

Safety and Security 4.11 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 4.12 There is no relevant Planning Policy Statement or National Policy Directive applicable to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 There is no relevant legislation that directly applies to this application.

Strategy and Guidance 5.2 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.

5.3 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)."

5.4 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)."

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5.5 RDG 4.6 Rear Extensions set 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

5.6 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.

5.7 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.

Other Material Considerations 5.8 There is no other material considerations considered relevant to this application.

6.0 REPRESENTATIONS 6.1 Douglas Borough Council does not object to this application (10.12.2021).

6.2 Highway Services states there is no highway interest in this application. (13.12.2021).

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 rear extension is designed in a similar style to the main dwelling and the existing extension.

Character and Street Scene 7.3 The proposal is not visible to the public and does not have a negative impact on the character or streetscene of the area. Therefore, the design is considered acceptable.

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

7.5 There is no additional vantage point created so there is no concern for additional overlooking.

8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 of the Strategic. 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;

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(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 : 31.01.2022

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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