Officer Report

Application No.: 16/00167/B Applicant: Mr & Mrs Robert Colquitt Proposal: Alterations, replacement of garage door with upvc door, relocation of flue and installation of two additional roof lights Site Address: 15 Selborne Drive Douglas Isle Of Man IM2 3 Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of 15 Selborne Road, Douglas which is part of a pair of two storey semi-detached properties located on the western side of Selborne Road. An access lane runs to the rear of the property which serves a number of properties in the area. The application site is one of the few properties which has an attached garage, front driveway and access directly onto Selborne Road. The majority of properties in the area utilise the rear lane to access garages/parking areas which are generally to the rear of the properties, rather than to the front.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the alterations, replacement of garage door with upvc door, relocation of flue and installation of two additional roof lights.

3.0 PLANNING POLICY AND STATUS - 3.1 The site is designated as Predominantly Residential on the Douglas Local Plan of 1998. The site also lies within the Selborne Drive Conservation Area. The Appraisal document refers to the properties on Selborne Road, their particular and detailed characteristics, front boundary treatments and set back from the highway. No reference is made to the rear lane area. - 3.2 As such, the general policies setting out good standards of development are applicable as follows: - 3.3 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."

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

4.0 PLANNING HISTORY - 4.1 The site has been the subject of a previous planning application which is considered to be of material relevance to the determination of the current application: - 4.2 Alterations to conservatory, rear elevation and garden - 11/00506/B - APPROVED - 4.3 Erection of conservatory - 01/02669/B - APPROVED

5.0 REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services have no objection (received on 22.02.2016). - 5.2 Douglas Corporation has no objection (received on 11.03.2016).

6.0 ASSESSMENT - 6.1 There are considered two main issues with the proposal, the visual impact of the proposal within the area and Conservation Area; and the loss of the garage. - 6.2 In relation to the visual impacts from visiting the site, there would be little difference between the proposal and the existing situation. Perhaps the biggest alterations would be the existing boiler flue being moved further forward and the installation of the velux roof lights. However, none of these alterations is considered inappropriate and/or have a detrimental impact upon the Conservation Area. - 6.3 The proposal would result in the loss of a garage, albeit the garage is below the minimum dimensions being 2.3 metres x 4.4 metres and this internal work does not result in a material change in the appearance or use of the building and therefore does not require planning approval. The property does still retain a single off street parking space to the front driveway. Highway Services have considered this application and have raised no objection. Accordingly given the dimensions of the existing garage and no objection from Highway Services it is considered the loss of the existing garage is acceptable.

7.0 RECOMMENDATION - 7.1 Overall, it is considered the proposal would be an appropriate level of development which would have no significant impacts upon the visual amenities of the area/Conservation Area, or result in significant impact upon the on street parking in the area. It is therefore recommended that the application be approved.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Division of the Department; and
• (e) 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:

11.04.2016

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 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 drawings reference numbers P/10-01, P/10-02 and P/10-03 all received on 16th February 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: 12.04.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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