Planning Officer Report

Case Officer: Miss Melissa McKnight Photo Taken: 12.03.2012 Site Visit: 12.03.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

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. 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. The existing 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.

The Proposal

1. The planning application seeks approval for the creation of a larger kitchen to the front elevation and a gym to the rear elevation of the existing dwelling.

1. 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 measures 6.4 x 5.5 meters at its longest length. The height of the kitchen is to measure 4.8 metres. The proposed new kitchen is to lead from the existing utility room that adjoins the existing kitchen to the south east.

1. The proposed gym is to be erected at the rear of the property, and is to measure 13.6 x 4 metres with a height of 4.6 metres. The gym is to be constructed in replacement

Application No.:	12/00288/B
Applicant:	Mr & Mrs Chris Brownlow
Proposal:	Alterations, erection of extensions and widen existing driveway
Site Address:	14 Selborne Drive Douglas Isle Of Man IM2 3LS

of an existing timber garden trellis structure. The proposed gym is to have lean to roof to the existing dwelling roof with a central pitch roof feature projecting from the middle of the proposed gym roof ridge.

1. The two proposed extensions are 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. The proposed gym building is to comprise bifold doors leading out to the existing garden area with two side opening windows either side. The total floor area of the proposed development is to be 87m2.

1. The existing driveway measures a total width of 7.1 meters and is bounded by a timber garden trellis to the existing lawned area. Proposed is 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.

Planning History

1. The application site has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application:

PA 11/00356/B: Installation of replacement patio doors. This previous retrospective planning application was permitted.

PA 02/01181/B: Installation of UPVC windows to replace existing to front dormers. This previous planning application was permitted.

Planning Policy

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 Conservation Area.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.

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."

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."

1. In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states:

"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows"

REPRESENTATIONS

1. Douglas Borough Council has no objections against the current planning application.
2. The Highways Division have no objection against the planning application on the condition that the applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway including the installation of dropped kerbs.

ASSESSMENT

1. The main issues to consider in the assessment of this planning application are; 1) the impact of the proposal on the amenities of the local residents of Selborne Drive and Tennis Road; 2) the impact of the proposed extensions on the existing dwelling; and 3) the impact of the proposed development on the character and quality of the Conservation Area.
2. 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.
3. 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.

1. 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.

1. 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 and preserve the Conservation Area.

1. It is judged that given the position of the proposed gym extension at the rear of the existing dwelling it will have a limited impact on the amenities of the local residents of Tennis Road and Selborne Drive given the level of significant screening, it would not be readily visible from the public thoroughfare. Given the existing room that the proposed gym will lead from, the gym extension will not project any further and nor is to be any higher than the existing roof ridge and therefore will be not appear as an overbearing feature on those within the Tennis Road and Selborne Drive locality.

1. Given the increase in glazing proposed to the gym in the form of the bifold doors it is imperative to consider the impacts that this will have on the private amenity of the adjacent properties 'Laurel Dene' to the northeast and 'Cherry Trees' to the southeast of the application site. As the level of screening of hedging and trees on both sides of the curtilage is so substantial, it is considered that the proposed gym extension will not increase overlooking on the adjacent dwellings and therefore there will be no loss in private amenity.

1. The proposed gym is considered to be sympathetically designed to fit in with the existing dwelling. The external finish of the proposed gym is to match that of 14 Selborne Drive along with the installation of UPVC side opening windows to also match that of the main dwelling. The additional roof feature for the proposed gym is considered to provide a pleasant appearance to the existing dwelling and the proposed extension.

1. It is considered that the proposed gym will have a minimal impact on the character and quality of the Conservation Area. Given that the proposed gym is to be erected at the rear of the property and along with the levels of screening, the proposal will not be readily visible from the street scene and would therefore be judged to preserve the area.

1. The proposed widening of the driveway is not considered to have any adverse impacts on the amenities of the local residents of Selborne Drive. The widening of the driveway would not be considered to be an overbearing feature and nor would it deter from the street scene. The level of development proposed is relatively modest and therefore would not have a detrimental impact on the local residents of Selborne Drive.

1. The proposed new driveway is to be developed in front of the proposed kitchen extension and will adjoin the existing patio which is also to be extended the length to meet the existing front boundary wall and hedging. The existing garden trellis is to be replaced to make way for the kitchen extension along with the proposed new driveway width. The proposed widening of the driveway from 7.1 metres to 13.2 metres is not considered to be harmful to the appearance of the main dwelling. 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.

1. As the driveway is in view from the street scene and Conservation Area it is imperative 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.

1. In regards to Planning Circular 1/98: The Alteration and Replacement of windows. As there is a mix of window opening methods on the existing dwelling, top opening above side opening, it is not judged that the proposed windows on the two extensions would not have an adverse impact on the main dwelling and detract from the Conservation Area. The proposed side opening windows would replicate the method of opening of the existing dwelling and dormer windows. However, the proposed windows would not replicate the design of some of the Edwardian windows present. After consulting the Conservation Officer, who has viewed the plans, is happy with the proposal.

1. The condition made by the Highways Division will be left as a note for the applicants guidance. Overall it is considered that the planning application accords to the provisions of General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007.

RECOMMENDATION

1. It is recommended that the planning application be permitted.

PARTY STATUS

1. The local authority, Douglas Borough Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

1. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 04.04.2012

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 for the alterations, erection of extensions and widening of the existing driveway relate to drawing numbers SC1247/P/10-01, SC1247/P/10-02, SC1247/P/10-03, SC1247/P/10-04, SC1247/P/10-05, SC1247/P/12-01, and SC1247/P/12-02 all date stamped 27th February 2012 and drawing numbers SC1247/P/12-03 REV A and SC1247/P/12-04 REV A all date stamped 13th March 2012.

N 1. The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, including the installation of dropped kerbs.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 11-4-12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Sosnault Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager