**Document:** Planning Officer Report Recommendation **Application:** 08/01392/B — Alterations, extension of decked area and erection of shed **Decision:** Permitted **Decision Date:** 2008-10-20 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/85907-braddan-27-the-extension-outbuilding/documents/1236015 --- # Planning Officer Report Recommendation **Application No.:** ** 08/01392/B ** **Applicant:** ** Mr R Walker ** **Proposal:** ** Alterations, extension of decked area and erection of shed ** **Site Address:** ** 27 The Crescent Douglas Isle Of Man IM2 5ET ### Considerations **Case Officer:** Mr Ian Brooks ** **Photo Taken:** ** Delegate Decision Senior DC Officer ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** **Consultee:** Douglas Corporation **Notes:** No Objection ### Officer's Report #### The Site The application site represents the curtilage of an existing property at 27 The Crescent, Douglas. The property lies at the end of a Cul-de-Sac which runs off Port-E-Chee Avenue. The property is a two-storey semi-detached traditional property with a long rear garden which is bordered by a stream and trees at the northern end. #### Planning Status In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Douglas Local Plan, which was adopted by Tynwald in 1998. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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; 16 October 2008 08/01392/B Page 1 of 3 - (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." ## Planning History The following previous planning application is considered relevant in the assessment and determination of this application: ### Case PA 07/01182/B Construction of a decked area - granted on 13th September 2007 ### The Proposal The planning application seeks approval for alterations, extension of decked area and the erection of a shed. The extended decking is and would be adjoining to the existing decking through a set of stairs. The proposed potting shed would be and 2.1 m in height to be set in front of the existing shed on the same level as the proposed extra decking. The shed would have a sliding glass door and window on the side elevation and window on the front elevation. There would be a handrail around this development and along the steps which led to the property. To address the riverbank erosion there would be a 150 mm concrete bed with 15 mm T-Bar into riverbank and rock formation would be positioned to re-direct the flow of the river. Eroded areas will be infilled with soil and layer of block and to be eventually finished in Manx stone. There would be gaps in the bottom layer of brickwork for rain water drainage. ### Representations The Department of Transport Highways Division have not commended on the proposal. Douglas Corporation has no objection with the proposed application. ### Assessment The application site is located within an area of existing residential use under the Douglas Local Plan 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against General Policy 2 as identified earlier within the report. The extension to the decking respects the site and surroundings in terms of the scale, form, and design. It does not affect adversely the character of the surrounding landscape as they would be protecting the trees, riverbank and landscape from further erosion from the stream. The potting shed would be at a lower level to the existing shed and would not affect adversely the amenity of their neighbours. Advice has been sought from the Drainage Division and from Land Drainage of the Department of Transport. They are happy with the proposed works as the banks of the stream are steep and the flow within the watercourse will flow over any minor works (e.g. stones etc) near the stream. As such, it is considered that the proposed development satisfactorily accord with the provisions of General Policy 2 of the Isle of Man Strategic Plan 2007. **RECOMMENDATION** For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. **PARTY STATUS** It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: - The Department of Transport - Douglas Corporation --- **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 16.10.2008 --- **Conditions and Notes for Approval / Reasons and Notes for Refusal** - **C: Conditions for approval** - **N: Notes attached to conditions** - **R: Reasons for refusal** - **O: Notes attached to refusals** --- ## **C 1.** The development hereby permitted shall commence before the expiration of four years from the date of this notice. ## **C 2.** This approval relates to the submitted drawings no. 6, 7, 01392/2 and 01392/3 all received on 17th July, 2008. --- I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) **Decision Made:** Permitted **Date:** ................................................................................................................................................................ **Signed:** ................................................................................................................................................................ Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/85907-braddan-27-the-extension-outbuilding/documents/1236015*