Officer Report

Application No.: 18/00568/B Applicant: Mr & Mrs Christopher Cooke Proposal: Alterations, erection of rear extension and a first floor extension above garage Site Address: 9 Meadowbrook Gardens Douglas Isle of Man IM2 2NT Planning Officer: Mr Owen Gore Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.09.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. All external facing and, where applicable, roofing materials to be used in the development, hereby approved, shall match those of the existing building, in respect of their type, colour and finish.

Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information: This planning permission relates to the following plans and documents: -

• Drawing No.JTM1801-P-00 - Site Location Plan
• Drawing No.JTM1801-P-01 - Existing Site Plan, Ground Floor Plan & First Floor Plan
• Drawing No.JTM1801-P-02 - Existing Elevations and Drawing No.JTM1801-P-05 - Existing & Proposed Views Date-stamped as having been received 29 May 2018
• Drawing No.JTM1801-P-03 RevA1 - Proposed Site Plan, Ground Floor Plan & First Floor Plan
• Drawing No.JTM1801-P-04 RevA1 - Proposed Elevations Date-stamped as having been received 17 July 2018.

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report SITE

1.1 The application site is a dwellinghouse on a cul-de-sac, within the Farmhill estate. The property is at the end of the cul-de-sac, the ground level of which rises from the entrance to the end. PROPOSAL - 2.1 The proposal is for a single storey rear extension and a first floor extension above garage. The design of the rear is flat roofed and will use matching render for the elevations; the first floor side extension continues the gable design of the existing roof although set down at the ridge level and back from the front elevation.

PLANNING POLICY Local Area Plan - Douglas Local Plan 1998 Site Designation - 'Predominantly Residential'

The following policies are particularly relevant to this proposal:Isle of Man Strategic Plan 2016 General Policy 2 (GP2) - Development within land-use zones; and paragraph 8.12.1. PLANNING HISTORY The previous planning applications on the site are not considered to be specifically material in the assessment of the current application. REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. Douglas Borough Council

• o No Objection (dated 13 July 2018) Department of Infrastructure (DOI) Highways Division
• o DNO - Do not oppose (dated 07 August 2018) Manx Utilities
• o Comments noted the presence of a trunk main to the rear of the property and advised that they object to the proposal in its current form; they requested that an amended scheme be submitted to shorten the rear extension. A revised scheme was provided in accordance with the request. Neighbours' views
• o No comments received.

ASSESSMENT Character and appearance

3.1 The proposed rear extension has a more modern appearance with a flat roof and parapet and the materials are shown on the submitted plans to be a render to match the existing property. Although the roof design is not in keeping with the existing property the extension is

at the rear and it cannot be seen from the highway at Meadowbrook Gardens. The first floor side extension is considered to be in keeping with the existing dwellinghouse.

3.2 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. In this respect, the proposal complies with GP2. Impact on neighbours

3.3 The proposed extension sits on the boundary with the neighbouring dwelling to the north; however due to the orientation of the properties, the application site being to the north of the closest neighbour and the design of the neighbouring dwelling having a rear extension on the side closest to the site, it is unlikely that there will be any significant impact from the proposed extension. - 3.4 The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. In this respect, the proposal complies with GP2. Parking and highway safety - 3.5 On-site parking provision is adequate and complies with the standards set out in the Appendix 7 - Parking Standards. The proposal is therefore in accordance with GP2.

CONCLUSION

4.1 The proposal is considered acceptable in accordance with the designation within the Local Area Plan and the appropriate policies within the Isle of Man Strategic Plan 2016. INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) 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.

Decision Made : Permitted Date : 07.09.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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