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                                      22/01361/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/01361/B Applicant : Miss Lisa Jane Armstrong Proposal : Demolition of exiting garage and store and erection of a replacement ground floor extension Site Address : 8 Primrose Avenue Douglas Isle Of Man IM1 4EB

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

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 05.12.2022 __

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, Environment Policy 35 of the Strategic Plan and Residential Design Guide 2021.

Plans/Drawings/Information; This approval relates to the documents, location plan, a photo and drawing no. 1613.1, 1613.3 which has been received on 4th November 2022. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The site is the residential curtilage of 8 Primrose Avenue, Douglas, a two-storey mid- terrace dwelling located northeast of Primrose Avenue.

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1.2 The house consists of a pitched-roof main dwelling, a two-storey pitched-roof rear extension and a single-storey flat-roof extension on the rear of the two-storey extension. There is also a detached single-storey pitched-roof garage at the rear of the site.

2.0 THE PROPOSAL 2.1 The proposal is the demolition of the garage and the erection of a single-storey pitched- roof extension on the rear of the two-storey extension. The proposal also includes the demolition and rebuild of the rear boundary wall with a new double gate.

2.2 The proposal also includes replacing the flat-roof with a pitched roof on the single- storey rear extension.

3.0 PLANNING HISTORY 3.1 Demolition of existing garage & erection of single storey rear extension was REFUSED under PA 21/01541/B. The proposal was a flat-roof rear extension. The reason was that the form and size of the single storey rear extension, including a flat roof, high lantern rooflight and dark colour boarding would not be in keeping with the site and surroundings in terms form, design and finish and would affect adversely the character of the area ... while also failing to preserve or enhance the character and quality of the Conservation Area."

4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.

4.2 The site is within the Woodbourne Road Conservation Area.

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: o Strategic Policy 3, 4(a), 5 o Paragraph 4.3.11 o General Policy 2 (b) (c) (g) (m) (n) o Environment Policy 35 o Paragraph 8.12.1 o Environment Policy 42 o Community Policy 7 o Infrastructure Policy 5

PPS and NPD 4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area.

5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.

Strategy and Guidance

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5.2 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Section 4.6 Rear Extensions o Section 4.7 Flat Roof Extension o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties

6.0 REPRESENTATIONS 6.1 Douglas Borough Council has no objection to this application (17.11.2022).

6.2 DoI Highway Services does not oppose this application (17.11.2022). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking.

7.0 ASSESSMENT Conservation Areas Statutory Test 7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or protect the character of the Conservation Area.

7.2 The rear extension is designed in a similar style to the main dwelling. The new door with mass glazing would not fit in with the existing building but would not have a negative impact on the character of the area.

7.3 Compared to the previous refusal, the pitched roofs fit in with its surroundings much better than the previous high lantern rooflights.

7.4 The rear boundary wall is considered to have a neutral impact on the character of the Conservation Area.

7.5 On balance, it is considered that the proposed passes the test.

Elements of Assessment 7.6 The key considerations of this application are its impact on the house itself, on the character and street scene of the area and the amenities of the neighbours.

Design of the House Itself 7.7 As mentioned in 7.2, it is considered that the design would not have a negative impact on the character of the house.

Character and Appearance of the Conservation Area 7.8 As mentioned in 7.2, it is considered that the design would not have a negative impact on the character of the area.

Neighbouring Amenities 7.9 The extension fails the "45-degree Approach". However, there is no change to the impact on No.10 compared to the existing single-storey extension and the garage. Therefore, it is considered that there is no additional impact on overshadowing or overbearing.

7.10 There is a boundary wall shielding the bi-fold door from overlooking No.6. The proposed roof light would only have a limited view of the rear elevation of the terrace. Therefore, it is considered that there is no overlooking concern.

7.11 Although the loss of the garage could be considered as the loss of a parking space, a site visit has confirmed that the rear lane is difficult for manoeuvres and there are cars directly

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parked in the rear lane, indicating the garage is underused for car parking use. Therefore, it is considered that there is no loss of parking space due to the proposal.

8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan and Residential Design Guide 2021. 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 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: 09.12.2022

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

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