DEC Officer Report

Application No.: 19/00602/B Applicant: Mr Ian Morrow Proposal: Alterations and erection of single storey extension Site Address: Lezayre Quarterbridge Road Douglas Isle of Man IM2 3RG Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.07.2019 _________________________________________________________________

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.

• C 2. For the avoidance of doubt, the three new windows within the new ground floor curved extension are required to match the existing windows (ground floor windows to the front elevation) in terms of the method of opening and shall match the existing windows in terms of the design of the glazing panels, including proportions, and all glazing bars must be expressed externally.

Reason: In the avoidance of doubt and in accordance with General Policy 2 and Environmental Policy 35 of The Isle of Man Strategic Plan 2016.

Plans/Drawings/Information:

This approval relates to the submitted documents and drawings reference numbers 18/2743/01 and 18/2743/02A all received on 23rd May 2019. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Lezayre, Quarterbridge Road, Douglas, a two storey detached dwelling sited on the south-eastern side of Quarterbridge Road and to the west of Selborne Drive. The property with pebble dash finish, timber panelled windows, rosemary tiles, and with bowed bays has a character and appearance of an "Arts & Craft" styled property. The property sits approximately one storey above road level and in a generous plot above Quarterbridge Road, surrounded with mature vegetation to all boundaries.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the alterations and erection of single storey extensions to the side elevation (west). - 2.2 The proposal includes the removal of an existing flat roof extension (fibre glass roof) with a new single storey curved bay window extension, which includes three new windows to match the existing style. The agent has confirmed after the Department contacted them, to confirm that the note on the plans was incorrect in stating "timber framed windows to be removed, reconditioned and refitted". Around the top of the parapet wall the small decorative band detailing which is found on the main dwelling house is to be replicated. - 2.3 The second single storey extension proposes to remove an existing smaller flat roofed projecting aspect of the dwelling (west elevation) which includes a pair of French doors, with a larger single storey flat roofed extension with parapet wall, roof lantern set within the roof and timber bi-folding doors to the north and west elevations of the new extension. Again around the top of the parapet wall the small decorative band detailing is included which is found on the main dwelling house and is to be replicated.

- 3.0 PLANNING HISTORY

3.1 The application site has not been the subject of any previous planning application. - 4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Douglas Local Plan and Draft Eastern Area Plan. The site is within a Conservation Area (Selborne Drive).

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that is 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 Environment 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 14.06.2019). - 6.0 ASSESSMENT

6.1 The key issues to consider in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene & Conservation Area and secondly the potential impact upon neighbouring residents.

POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE AND CONSERVATION AREA

6.2 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan. This policy indicates that development within Conservation Areas will only be permitted if they 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. - 6.3 Visiting the area it was clear from public views, especially Quarterbridge Road the proposed works would be very well screened from view, given the mature vegetation around the boundaries of the site. Furthermore, the proposal would introduce a bay curved bay window to the front/side elevation, which would be an improvement of the existing flat roofed section with a fibre glass roof above. - 6.4 There was initially some concern with the proposed larger single storey flat roofed extension; however, it is noted that there are flat roofed sections; albeit smaller, found within the existing dwelling. Furthermore, with the parapet wall and the continuation of the decorative band detailing and the amount of timber glazed bi-folding doors which will result in the extension having amore glazed appearance; it was considered the proposal would be acceptable. Consideration was given of potentially having a pitched roof, albeit this would unlikely be possible due to the existing roof configuration. Again consideration was had to include the panelled window affect to the bi-folding doors, however, given the glazed aspect of this extension is a more contemporary design, it was felt this would not fit well and could appear odd. It is considered the extension will appear as an more modern extension; although appear subordinate to the original traditional dwelling and of a form, scale and design which are in keeping with the property. Accordingly it is considered to be an acceptable form of development in this respect. - 6.5 Overall, it is considered the proposal would preserve and enhance the Conservation Area.

POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS

6.2 The proposals will have little to no impact upon the neighbouring properties to the south, west or north given the size, height and position of the extensions and also given the existing boundary treatment (mature vegetation) between the properties. Accordingly, it is considered the proposal would be appropriate in this respect. - 7.0 CONCLUSION

7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 & Environment Policy 35 of the Isle of Man Strategic Plan 20016 and as such the planning application is recommended for approval. - 8.0 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.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

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

Decision Made : Permitted Date: 09.07.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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