DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 21/01404/B Applicant: Mr Mark Leonard Robson Proposal: Proposed Alterations and extension to rear of dwelling Site Address: The Garth Quarterbridge Road Douglas Isle Of Man IM2 3RG Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.01.2022 _________________________________________________________________

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 complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 23rd November 2021:

• o Drawing No. MLR_PL_01
• o Drawing No. MLR_PL_01
• o Drawing No. MLR_PL_03 _______________________________________________________________

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of The Garth, Quaterbridge Road, Douglas which is large two storey detached property with rooms within the roofspace, situated to the South East of Quaterbridge Road. - 1.2 The topography of the site means that the property is raised above Quarterbridge Road, with the rear garden being in stages raising upwards to the South East. The properties situated to the rear situated within Woodlands Close are also situated at a higher elevation than "The Garth." THE PROPOSAL

2.1 The current planning application seeks approval to erect a flat roofed extension situated within the rear. The proposed extension will be situated within a slight L shape and will measure approximately 12m by 7.36m with an overall height of approximately 3.3m to the top of the roof and approximately 3.5m to the above the roof lantern. The proposal also includes a covered walkway and removal of the existing doors to the dining room and installation of sliding doors. PLANNING HISTORY - 3.1 There are several previous application upon the site, of which none are material to the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 4 - Douglas. The property is not within a Conservation Area or a Flood Risk Zone.

4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development. - 4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking. - 4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.

REPRESENTATIONS

5.1 The following representations can be found in full online;

5.2 Highway Services have considered the proposal and state "No Highways Interest." (13.12.21) - 5.3 Douglas Corporation have considered the proposal and state they have no objection. (10.12.21)

ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (GP2, b,c)
• - impact on neighing amenity (GP2, g)
• - other matters (RDG, CP7, 11 & IP5)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.

• 6.2.2 In the case of this application the proposed extension is situated to the rear of the property and hidden from a main vantage point by the existing walling which separates the main driveway of the property to the rear garden.
• 6.2.3 When it comes to flat roofed extensions whilst the proposal is hidden from public view, this is not reason enough to accepted poorly designed/finished flat roofed extension. The proposal here is a modern flat roofed extension with a precast concrete coping which is an acceptable extension to the main property and will not detract from the overall character or appearance of the property.

- 6.3 NEIGHBOURING AMENITY

• 6.3.1 With regards to neighbouring amenity, due to the topography of the site, the proposal will not add any impact with regards to neighbouring amenity of the surrounding properties. It is not considered likely that there would be unacceptable views from the rooflights up towards the properties at the rear given the angle/distance.

6.4 OTHER MATTERS

• 6.4.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, it is noted that any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension whilst adding floor area is not expected to increase water usage of the dwelling and therefore there are no new issues in this respect.

CONCLUSION

7.1 The proposed extension is acceptable in terms of its form, mass and design by providing a suitable extension to an existing residential property and as such complies with General Policy 2 and in turn the Residential Design Guidance 2021. 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 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 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 : 21.01.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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