Officer Report

Application No.: 17/01087/B Applicant: Charles Fogg Proposal: Single storey extension to rear of property Site Address: Deansgate Lucerne Court Douglas Isle Of Man IM2 6BJ Case Officer : Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.12.2017 _________________________________________________________________

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 approval relates to drawings referenced; PP01; PP02; PP03; PP04 all date stamped, 10th October 2017. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of property Deansgate, Lucerne Court Douglas. The property is a two storey detached building which is situated to the northern side of the highway. Lucerne Court is a residential estate made up of large detached properties of which many are similar in size and design.

• PROPOSAL
• 2.1 Proposed is the erection of a single story rear extension to infill between the kitchen and the garage. The building would project out past the rear building line by 1.8m. The proposal is to accommodate a new kitchen extension with a central lantern style roof light above. The footprint of the extension would measure 4.2m and 6.4m. PLANNING HISTORY
• 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application. PLANNING STATUS
• 4.1 In terms of local plan policy, the application site is within an area zoned as "Predominantly Shopping" identified on the Douglas Local Plan 1998.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 4.3 General Policy 2 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;

4.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "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."

REPRESENTATIONS

5.1 Douglas Borough Council has no objection (30/10/17)

5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (24/10/17) ASSESMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the visual impact of the proposed development on the character and appearance of the existing dwelling and (ii) potential impact on the neighbouring properties.

6.2 With regard to the proposal, the scope of the works are solely contained to the rear elevation and given the rears of this properties is back to back with neighbouring property "Fairhaven" approx. 25m to the north. This means there are almost no views or vantage points from the public or private highway of the rear gardens or rear elevations of the application site.

6.3 The principle of extending the rear elevation is acceptable and will be achieved without compromising any of the rear amenity space. The boundary treatment with Fairhaven to the rear is a solid masonry wall 2.0m high and the application site sits at a lower level ensuring there is no overlooking or loss of privacy. - 6.4 The development area is currently a block paved patio area before the garden starts. The size, position and scale of the proposal would be considered complimentary to the property

whilst remaining subservient. This aspect of the proposal is deemed an acceptable form of development that is proportionate to the dwellinghouse.

RECOMMENDATION

7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. 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. _____________________________________________________________________

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 : 19.12.2017 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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