Planning Officer Report

Case Officer: Mr Jamie Leadbeater Photo Taken: 09.05.2012 Site Visit: 09.05.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of a two storey semi-detached dwelling on Coolil Close, in Douglas. The site is located within a large housing development between the Isle of Man Business Park and Pulrose golf course.

1. The application property has a pitched concrete tiled roof and is finished in pebbledash. Garden space in present at the front, side and rear of the dwelling. A public footpath runs along the boundary with the garden space to the side of the application property.

The Proposal

1. Proposed is the erection of a single storey flat roof extension to the side elevation of the existing dwelling. The extension will protrude 4 metres out from the existing side elevation, be 3.7 metres in depth and 2.8 metres in height including the flat roof. The walls will be smooth rendered. A white UPVC door will be installed on the front and side elevations with two white UPVC casement windows on the rear elevation.

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:

02/00073/B - Erection of fence to lane boundary – Approved.

94/01220/B - Extension to create additional living accommodation – Approved.

Planning Policy

1. The application site falls within an area designated as Predominantly Residential Use in the Douglas (South) Local Plan 1998. There are no policies that accompanies the local plan, which are considered specifically material to the assessment of the planning application.

Application No.:	12/00601/B
Applicant:	Mr Scott Lapping
Proposal:	Erection of a flat roof extension to dwelling
Site Address:	9 Coolil Close
	Douglas
	Isle Of Man
	IM2 2HH

1. The Isle of Man Strategic Plan 2007 contains one policy that is 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:

• (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".

1. Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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

1. Douglas Borough Council has no objection to the proposal.
2. The Highways Division recommends approval as the proposal has no adverse traffic management, parking or road safety implications.

Assessment

1. The application property has already been substantially increased following the approval of a two storey extension in 1994. The current proposal seeks to extend the footprint of the dwelling further towards the side boundary that adjoins the public footpath. However, the proposed extension is substantially set back from the building line of the front elevation and subsequently reduces its impact on the street-scene.
2. The proposed extension will be built on an existing patio area within the garden area, however, the proposed scale is not considered large enough to the detriment of retaining an adequate provision of amenity space within the curtilage boundary of the site. The proposed design of the extension is not considered to be adverse to the character of the existing dwelling. The surrounding area has an enclosed character, however it is not considered this would unduly over-intensify this appearance. Furthermore, the proposed extension would directly not overlook any neighbouring properties and therefore is not considered to adversely affect the private amenity of surrounding properties.
3. Overall, the level of development is modest and would not adversely affect the character of the area or public amenity. As such, the proposal complies with the relevant provisions in General Policy 2 in the Isle of Man Strategic Plan and is therefore considered acceptable.

Recommendation

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

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Douglas Borough Council are, 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. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 29.05.2012

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 relates to the erection of a single storey flat roofed extension to side elevation of dwelling as shown in drawing no. 12/06/01 and 12/06/02, both received on 20 April 2012.

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 : 31.5.12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : Donovan Sarah Corlett Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Jennifer Chance Development Control Manager