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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/01419/B Applicant : Mr & Mrs Lance Lindenberg & Maretha Tomlinson Proposal : Ground floor extension of dwelling Site Address : 26 Ballabrooie Way Douglas Isle Of Man IM1 4EN

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

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 09.02.2022 __

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.

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, site plan, photos and drawing no. 1610 - 1 as having been received on 24th November 2021, and roof illustration and drawing no. 1610 - 2 Rev 1 as having been received 1st February 2022. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The site is the residential curtilage of 26 Ballabrooie Way, Douglas, a two-storey end-of- terrace dwelling located on the north of Ballabrooie Way, near its junction with Western Avenue.

1.2 The house consists of a two-storey pitched-roof main dwelling, a two-storey pitched-roof side extension and a single-storey mono-pitched rear extension.

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2.0 THE PROPOSAL 2.1 The proposal is to demolition of the existing rear extension and the erection of a single- storey flat-roof rear extension. It will have a lantern rooflight and fascia to conceal the flat roof and gutter. There will be a window on the side and the rear elevation. There is also a bi-fold door around the corner of the extension.

2.2 The proposal also include the erection of a masonry garden wall between the main dwelling and the boundary wall.

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 No known planning constraint overlaps 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.

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"

4.8 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, Other

4.9 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

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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."

4.10 Infrastructure Policy 5 particularly states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources."

PPS and NPD 4.11 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 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

5.3 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.

5.4 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 (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 more contemporary style compared to the main dwelling. The fascia on the flat roof connects the extension to the main dwelling and reduces the contrast between the pitched roof and the flat roof. Therefore, it is considered that the flat roof choice is acceptable.

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

Neighbouring Amenities

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7.4 The extension is single storey and passes the 45 degree approach. Therefore, it is considered that there is no concern for overshadowing or overbearing.

7.5 The extension is more than 20m away from property to the rear of the site and they are separated by a boundary fence and a rear lane. Therefore, it is considered that there is no overlooking concern towards the rear.

7.6 The extension is about 10m to No. 24 and on the boundary of No. 28 but the existing boundary fence is shielding the windows and bi-fold doors. Therefore, it is considered that there is no overlooking concern towards the sides.

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 : 23.02.2022

Determining officer Signed : S BUTLER

Stephen Butler

Head of Development Management

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