Construction of raised decking with summer house and re- located shed
Site Address:
Preswick
Belmont Road
Douglas
Isle Of Man
IM1 4NR
Officer's Report
Introduction
This application seeks permission to undertake works within the rear garden of a detached dwelling situated within a residential area of Douglas.
The Site
The application site is the curtilage of Preswick, Belmont Road, Douglas, a detached, two storey property situated on the South Eastern side of Belmont Road. Properties on this side of the street are detached with spacious rear gardens. There is a band of mature tree planting to the South West.
The Proposal
This application seeks approval for the construction of raised decking which would house a summer house and relocated shed. The decking would be sited towards the southern tip of the garden, adjacent to the boundary shared with Reayrt Ny Howe. The land on which the decking would be constructed slopes towards the South East. The decking would cover an area of approximately 87 sq.m, although the summer house and shed would reduce the amount of useable open decking
The summer house would be 5m by 6m with a ridge height of 2.4 metres. It would have a set of double doors with a window each side in its North Western elevation and two windows in its North Eastern elevation. The existing shed would be re-located to the rear of the summer house.
As part of the application, 2 Sycamore trees would be removed and a large Elm would be retained and trimmed as discussed with the Forestry Division of DEFA.
A plan has been submitted which shows a section of 1.8 metre fencing to be installed along part of the boundary shared with Reayrt Ny Howe.
Development Plan Policies
The application site is located within an area of Predominantly Residential use by the Douglas Local Plan. The land to the immediate South East is designated as being Worship, beyond which is an area designated as being Private Woodland.
Within the Isle of Man Strategic Plan, the following policy is judged to be relevant:
Case Officer:
Mr Steve Stanley
Photo Taken:
18.10.2011
Site Visit:
18.10.2011
Expected Decision Level:
Officer Delegation
General Policy, which 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."
Planning History
There are no previous planning applications considered relevant to the determination of this proposal.
Representations
Douglas Corporation does not object to this application.
Assessment
The key issues to be assessed in the determination of this application are the impact of the proposal upon the amenity of adjacent properties, impact upon the surrounding area, and impact upon trees.
Impact upon the amenity of adjacent properties
The property most likely to be affected by this proposal is Reayrt Ny Howe which shares the boundary which abuts the site. A site visit has been carried out to assess the proposal. This identified that currently, the area of garden on which the decking is proposed is not in regular use due to the slope of the site. The fencing along the boundary with Reayrt Ny Howe is low and does not afford privacy between the properties. The layout of the proposed decking with summer house and shed is such that the privacy between the application site and Reayrt Ny Howe would be improved by this proposal. The installation of a section of 1.8m high fencing would further strengthen the privacy of each rear garden. It is judged that the proposal would not cause any unacceptable harm to the amenity of Reayrt Ny Howe.
Impact upon the surrounding area
The development would be confined to the rear garden of Preswick and as such views from the public highway would not be available. Views of the end of the structure from the car park at the edge of the bank would be possible however this would be from a distance and is unlikely to be either prominent or visually intrusive. It is considered that the amenities of the surrounding area would be adequately protected.
Impact upon trees
The proposal includes the removal of 2 Sycamore trees. These have been viewed on site and whilst they form part of the overall collection of mature trees which area situated around the site, they are not judged to be of any particular value either in isolation or as part of the amenity offered by the group of trees. It is concluded that the loss of the trees would not harm public amenity.
RECOMMENDATION
Permit.
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:
Douglas Corporation
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 27.10.2011
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: 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 construction of raised decking with summer house and re-located shed, Preswick, Belmont Road, Douglas as shown by 719/001 received 23d August 2011 and 719/002 Rev A received 20th October 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : 11/11/11
Signed : Michael Gallagher Director of Planning and Building Control
OR
Signed : Jimnice Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
11/01184/B
Source authority
Isle of Man Government Planning & Building Control
