Officer Report

Application No.: 16/00920/B Applicant: Mr & Mrs Chris Brownlow Proposal: Alterations, erection of extension and widen existing driveway Site Address: St Aubyn 14 Selborne Drive Douglas Isle Of Man IM2 3LS Case Officer : Mr Chris Balmer Photo Taken: 18.10.2016 Site Visit: 18.10.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 14 Selborne Drive, a part three and one storey Victorian detached dwelling sited on the eastern side of Selborne Drive on the corner junction to Tennis Road. The area is generally characterised by terraced, semi-detached and detached properties dating from the Victorian and Edwardian era. - 1.2 The ground floor of the dwelling is very well screened from the highway given the significant level of boundary treatment of hedging and trees. No. 14 Selborne Drive is finished in a white painted render with a mix of timber and white UPVC side and top opening windows throughout. The roof on each storey of the dwelling is a traditional Manx slate pitched roof. To the south east of the dwelling is an integrated garage facing out onto the existing driveway which can provide the parking provisions for more than two vehicles. - 1.3 The existing roadside boundary treatment of the dwelling comprises a hedge topped stone wall to the west (Selborne Drive) and northwest with a wooden fence top towards the rear garden. To the south east, bounding the property with 'Cherry Trees', is a rendered wall matching the external finish of the main dwelling which adjoins a traditional Manx stone wall completing the side boundary. The rear (east) boundary comprises fencing with hedging and large trees which bounds the dwelling to 'Laurel Dene' of Tennis Road.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the alterations, erection of extension and widening of the existing driveway. - 2.2 The proposed kitchen is to be constructed to appear as a conservatory style building with a bay window to the front. The proposed new kitchen is to measure 6.4 x 5.5 metres at its longest length. The height of the kitchen is to measure 4.2 metres. The proposed new kitchen is to lead from the existing utility room that adjoins the existing kitchen to the south east. The extension is sited between the main dwelling house and the single storey garage which currently are both linked via the existing utility room and kitchen. - 2.3 The proposed extension is to be finished in white painted render to match the existing dwelling with the roof tiles to be of natural Manx slate to also match the existing property. The windows to be installed are to be UPVC side opening windows which will also match those of the existing dwelling.

2.4 The existing driveway measures a total width of 7.1 metres and is bounded by a timber garden trellis to the existing lawned area. It is proposed to widen the driveway to just under 13.2 metres and replace a section of the existing lawned area with the removal of the garden trellis.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of three previous planning applications which are considered relevant in the determination of this application: - 3.2 PA 12/00288/B: Alterations, erection of extensions and widen existing driveway was approved. - 3.3 PA 11/00356/B: Installation of replacement patio doors was approved. - 3.4 PA 02/01181/B: Installation of UPVC windows to replace existing to front dormers was approved.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is predominantly residential under the Douglas Local Plan Order 1998 Map No. 2 (South). The application site is within the Selborne Drive Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically relevant to the assessment of this current planning application: - 4.3 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."

4.4 Environmental Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

- 5.0 REPRESENTATIONS

5.1 Douglas Borough Council recommends the application be approved (received on

• 06.09.2016).

5.2 Highway Services comment the proposal will have no highway implications (received 26.08.2016).

6.0 ASSESSMENT - 6.1 The key issues to considered in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and Conservation Area and secondary the potential impact upon neighbouring residents. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE

6.1 Firstly it should be noted that an almost identical scheme was approved under application 12/00288/B the only difference being an extension to the rear was also proposed. The proposed kitchen extension and alteration to the driveway are identical to the current proposals. This application expired in March 2016. - 6.2 In terms of planning polices there has not been any changes since the approval in 2012 and therefore whilst the application has expired, material planning weight is given to the previous approval. - 6.3 It was previously considered by the Planning Officer that: "16. The proposed kitchen extension is to form a bay style conservatory extension feature on the existing dwelling. It is considered that the creation of a new kitchen would be a relatively modest addition to the front of the dwelling given the existing size of the property and garden landscape. The area in which the extension is to be constructed is quite substantial to accommodate the extension and will still provide enough adequate space for the local residents of 14 Selborne Drive.

• 17. Given the significant screening of the hedge topped wall at the Selborne Drive elevation, where the proposed kitchen would project, only the top roof pitch would be visible from the highway. It is considered that this view of the proposed extension would have no adverse impact on the amenities of the local residents of Selborne Drive. The increase in glazing from the proposed side glass and window area on the proposed kitchen are not considered to encourage overlooking into adjacent property, 'Cherry Trees', given the significant height of the boundary wall.
• 18. The proposed kitchen extension is considered to add an attractive feature onto the existing dwelling. The proposed extension walls are to be white painted render to match that of the main house along with a traditional natural Manx slate roof. The UPVC windows will match the opening method of the existing side opening windows on the dwelling and the appearance of the existing dormer windows.
• 19. In regards to the impact of the proposed kitchen extension on the Conservation Area, it is considered that the addition would not cause any detrimental or damaging effect. The proposed extension at the front elevation would not be readily visible from Tennis Drive and would only be visible from looking thorough the existing gate access of the existing dwelling. Given that the proposed kitchen extension would not be substantially higher than the existing roof ridge line and would not project further than the existing west elevation it is not judged to have a harmful appearance on the Conservation Area."

6.4 It is considered the previous assessment can also be used with this current application give the proposals now are identical to the previously approved scheme and there are no other material considerations which would alter the decision or comments for the Department now. - 6.5 The loss of the existing lawned area of the front elevation is not considered a harmful impact on the dwelling given the private garden space to the rear of the property. The applicants have also confirmed that the front boundary hedgerow would be retained and maintained. As the

driveway is in view from the street scene and Conservation Area it is important to assess the impacts of the widening of the existing driveway on the Conservation Area. It is deemed that given the scale of the proposal, it is not judged to have any undue impacts on the Conservation Area. The existing lawn area and garden trellis are obvious features erected at a later dates and are not considered to be of any conservation value. The removal of such features to be replaced with a new driveway is not considered to have a harmful impact on the character of the Selborne Drive Conservation Area.

- 7.0 RECOMMENDATION

7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and as such the planning application is recommended for approval. - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o 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;
• o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and
• o The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted

Date of Recommendation:

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.

This approval relates to the submitted documents and drawing all received on 3rd August 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 27.10.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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