Officer Report

Application No.: 18/00920/B Applicant: Steve & Kay Wilson Proposal: Extension and alterations to property Site Address: Quarterbridge House Quarterbridge Road Douglas Isle Of Man IM2 3RL Planning Officer: Mr Nick Salt Photo Taken: 20.09.2018 Site Visit: 20.09.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.10.2018 _________________________________________________________________

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.

Plans/Drawings/Information;

This permission relates to the following plans and drawings, date stamped as received on 28th August 2018:

• o 001 - Location and Site Plan
• o 010 - Existing Plan and Elevations
• o 011 - Existing Plan and Elevations
• o 021 - Proposed Plans
• o 022 - Proposed Elevations

_______________________________________________________________

Interested Person Status – Additional Persons

NONE _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The proposal site is the residential curtilage of Quarterbridge House, Quarterbridge Road, Douglas, IM2 3RL. The curtilage of the site is bounded on three sides by dense tall trees and vegetation and at the front by a stone wall. The dwelling is a large, split-level, mixed render property of a modern design. The dwelling related to this proposal has a mix of timber, red brick and grey stone finishes to the elevations with grey tiling on the roof and white uPVC fascia boarding and white uPVC conservatory. - 1.2 Quarterbridge Road is characterised by what are mostly detached, larger dwellings which sit slightly lower on the north western side. There is a general building line of around 8-

• 11 metres along the road. The application property sits on a plot which is wider than most if not all of the other plots on this side of the road, and the existing building is set back from the road by 18 metres, sitting much lower than its neighbours. The plot is around 46 metres wide compared with the majority some of which are as slim as 17 metres.

1.3 The architectural style of the area varies, with a mix of bungalows, and two or three storey dwellings set back from the road. There is a mix of finishes with a number of grey and white render properties.

2.0 THE PROPOSAL - 2.1 The proposal is for the extension of the lower ground floor to the rear of the property, to accommodate a hydrotherapy rehabilitation pool and allow reconfiguration of the internal layout to retain appropriate levels of sleeping accomodation. The rear lower ground floor section in question is currently around 7 metres across, the proposal would see this extended to around 24 metres, along the entire north west (rear) extension. The extension height from the ground would be 4.4 metres including a glass-framed balcony accessable from the (upper) ground floor. - 2.2 This extension will involve an expansion of the current balcony to run the whole length of the rear of the building, using frameless glass balustrade. All new roof tiles on the proposed extension areas are to match those existing, and rear extension walls will be finished in dark grey render. New door and window frames will also match the colour of those existing.

3.0 PLANNING POLICY - 3.1 The application site falls within an area designated as 'Predominantly Residential', as zoned in the Douglas Local Plan Order 1998, Map 3 (North). - 3.2 It is particularly important to consider General Policy 2 of the Isle of Man Strategic Plan 2016 in assessing this application. General Policy 2 (GP2) 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."

3.3 Paragraph 8.12.1 (Extensions to Dwellings in built up areas or sites designated for residential use) of the Strategic Plan also states that;

"As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

4.0 PLANNING HISTORY - 4.1 The previous planning application on the site (14/01370/A) was approved in principle but refuse on appeal. It proposed the demolition of the current dwelling and erection of 3 new dwellings. - 4.2 Previous to this, approval was granted for extensions and alterations to the current building (99/00295/B).

5.0 REPRESENTATIONS - 5.1 Douglas Corporation have no objection (28.09.18) - 5.2 No comments received from neighbours.

6.0 ASSESSMENT - 6.1 In assessing the current proposal against policy, some key aspects are explored, these are:

• o Character of the area
• o Appearance
• o Impact on neighbours

6.2 Character of the Area

• 6.2.1 As previously stated, the site is bounded by a high tree line of three sides, thus forming a partial visual barrier between the site and neighbouring properties at either side. The site is therefore mainly visible at its south east eleavtion from Quarterbridge Road, traffic and pedestrians walking towards Quarterbridge Road on Selbourne Drive, and other properties with an outlook toward it from the opposite side of the road. The positioning opposite the junction of Quarterbridge Road and Selbourne Drive results in the site having a greater visual impact than surrounding properties.
• 6.2.2 The proposed extension would be visible to the left of the south east elevation, and the south west elevation - particularly when facing north east on the Quarterbridge Road. The extension itself however, would not be prominent or highly visible insomuch as to damage or severely alter the character of the Quarterbridge Road and Selbourne Drive area. It is evident from the planning history that modest development on the site has not caused substantial problems in the past, and that the modern design of the building and the size and positioning of the site are in favour of the current proposal.
• 6.3 Appearance

• 6.3.1 The extension would, to a degree, result in a 'tidying up' of the appearance of the building at the south west elevation. This side of the property contains a number of small extensions fom the main form of the building including a white uPVC frame conservatory. A reduction in the amount of white uPVC visible would be welcome, as would a continuation of the roof height from the centre of the building. In this respect the proposal complies with GP2 (b).

• 6.3.2 The proposal also includes plans to match the new roof tiles and doors and windows to the existing, thus preventing loss of appearance and visual amenity in that respect and in compliance with GP2 (b).
• 6.3.3 The proposed dark grey render on the rear lower ground floor extension would not be visible from public vantage points, but nevertheless would compliment the streetscene as many of the properties along Quarterbridge Road are of such a finish. Additionally, the glass balcony would be a tasteful addition to the building's shape and design.
• 6.4 Impact on neighbours

• 6.4.1 The proposal would not have no noticeable affect in terms of overlooking or loss of privacy from the perspective of neighbours at Brecqhou. The extension would be in keeping with current roof levels, and the tree coverage at the boundary greatly reduces any visual impact. There would be no planned increase in road usage or resident usage of the site therefore limiting impact on neighbours with regard to noise pollution or traffic safety. The proposed balcony would sit just 2 metres higher, with an outlook towards the area of private woodland and the River Glass.
• 6.4.2 The existing dwelling is situated approximately 30 metres from its neighbour to the south west (Brecqhou), and the proposed extension would not close this gap. The proposal would not be visible from the neighbouring dwelling of Queenscliffe, but may be visible from part of its rear garden. That said, the closest point of the proposed extension would be around

• 12 metres from the boundary between the curtiledge of the two properties. Again, tree coverage is extensive. It is not expected that loss of privacy will result and there is no risk of overshadowing or any overbearing effect on neraby properties.

7.0 CONCLUSION - 7.1 The proposed extension and alterations to Quarterbridge House are in keeping with the modern design of the building, are unlikely to result in a negative impact on neighbour amenity and do not damage the streetscene or character of the area. The proposal is therefore regarded to be in compliance with General Policy 2 of the Isle of Man Strategic Plan 2016 and is acceptable.

8.0 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 02.10.2018 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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