DEC Officer Report

Application No.: 22/01418/B Applicant: Ms Pauline Birnie Proposal: Construct a raised terrace with level access for wheel chair use at the rear of the property and construct a workshop garden room in the rear garden. Site Address: Dreem Ard Ballanard Road Douglas Isle Of Man IM2 5PR Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.01.2023

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.

Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan - General Policy 2 and Residential Design Guide having no significant adverse impacts upon public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 18.11.2022. ______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site forms the residential curtilage of Dreem Ard, Ballanard Road, Douglas which is a single storey (accommodation within roof space) detached property, which is located to the western side of Ballanard Road.

2.0 PLANNING POLICIES - 2.1 The application site is within an area of 'Predominately Residential' under the Area Plan for the East 2020. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 General Policy 2 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (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."

- 2.4 RESIDENTIAL DESIGN GUIDE 2021

3.0 PLANNING HISTORY - 3.1 There have been a number of previous planning applications in relation to this site; however, none are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for the construct a raised terrace with level access for wheel chair use at the rear of the property and construct a workshop garden room in the rear garden.

5.0 REPRESENTATIONS - 5.1 Highway Services comment they have no highway interest (received on 30.11.2022. - 5.2 Douglas Borough Council do no object (02.12.2022).

6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this current planning application are the impacts of the proposed development on the character and appearance of the existing dwelling and upon the visual amenity of the surrounding area and second the potential impact upon neighbouring amenities. - 6.2 With regards to the existing dwelling, the proposals are modest in scale and would be subordinate to the main dwelling. It is deemed to respect the main dwellinghouse in terms of the siting, layout, scale and form of buildings and the spaces around without detracting from the character and appearance of the main dwelling. The design, both in terms of scale and character and is judged unobjectionable. - 6.3 With regards to the impact of the development on the surrounding area and general public amenity, it is worth noting that the proposed terrace with under storage are located to the rear of the dwelling. The development proposed is not judged to detract from the existing character and form of the main dwelling and in turn what would be visible is not judged to harm the amenity of those that would see the works. - 6.4 The two properties likely to be affected by the development would be the neighbouring property to the north Pine Lodge (not shown on submitted location plan). However, given the scale of the development, Pine Lodge being set further to the rear then the application dwelling, existing boundary treatments along the shared boundary and the distance between the two properties the proposal would not have significant impacts to warrant a refusal. Therefore it is considered the proposal would be acceptable in relation to neighbouring amenities. - 6.5 There are no others concerns raised by the application, including the rear shed.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan - General Policy 2 and Residential Design Guide having no significant adverse impacts upon public or private amenities and therefore it is recommended that the application be approved.

8.0 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 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: 09.01.2023 Determining officer

Signed : A MORGAN Abigail Morgan Principal Planner

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