DEC Officer Report

Application No.: 19/00783/B Applicant: Dallas Hutton Proposal: Alterations, erection of extension to front elevation and replacement of existing conservatory roof with tiles Site Address: 6 Willowbrook Gardens Douglas Isle of Man IM2 2QQ Principal Planner: Mr Chris Balmer Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 16.08.2019 _________________________________________________________________

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.

Plans/Drawings/Information:

This approval relates to the submitted documents and drawings reference number 292-01 all received on 11th July 2019. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE APPLICANT IS AN EMPLOYEE OF THE PLANNING & BUILDIMG CONTROL DIRECTORATE

1.0 THE SITE - 1.1 The application site is the curtilage of 6 Willowbrook Gardens, Douglas which is a semidetached property situated to the eastern side of Willowbrook Gardens. The property is a two

storey dwelling with a two storey side extension and a single storey rear conservatory to the rear of the main dwelling house.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the alterations, erection of extension to front elevation and replacement of existing conservatory roof with tiles. - 2.2 In relation to the extension to the front elevation, this would be single storey and located forward of the existing garage door having a depth of 1.4m and a width of 2.9m. The garage would be converted to an additional living room. - 2.3 To the rear elevation the existing conservatory footprint would remain the same, but the existing polycarbonate roof would be replaced with a lightweight tile system.

3.0 PLANNING HISTORY - 3.1 The previous planning applications are considered to be specifically material in the assessment of the current application: - 3.2 First floor extension over garage and erection of a conservatory to rear elevation 03/00818/B - APPROVED - 3.3 Erection of conservatory - 98/00628/B - APPROVED

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan Order 1998. The site is not within a Conservation Area. - 4.2 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;
• 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 and
• j) Can be provided with all necessary services."

4.3 Residential Design Guide (July 2019).

5.0 CONSULTATIONS - 5.1 Douglas Borough Council have no objection (02.08.2019).

6.0 ASSESSMENT - 6.1 The main issues to consider in the assessment of the application are the potential impacts upon the character and appearance of the street scene and the potential impacts upon the neighbouring properties. Potential impacts upon the character and appearance of the street scene - 6.2 The proposed front extension in terms of its proportion, form, scale and design is in keeping with the property and although being located to the front elevation, arguably will add

• more interest to the front of the property. Accordingly it is considered to be an acceptable form of development in this respect.
• 6.3 In relation to the alterations to the rear conservatory, the proposal would not be especially apparent from the adjacent highway, given its location to the rear of the dwelling; however, the proposal would be arguably more in keeping than the existing dwelling given that the roof would better match that of the main dwelling, compared to the polycarbonate roof. Potential impacts upon the neighbouring properties
• 6.4 The proposed front extension and the re-roofing of the conservatory roof are considered to be appropriate forms of development which would have no significant impacts upon the amenities of the occupants of the neighbouring properties.

7.0 CONCLUSION - 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and Residential Design Guide 2019 and 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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Permitted Committee Meeting Date: 27.08.2019 Signed : C Balmer Presenting Officer Further to the decision of the Committee an additional report/condition reason was required. Signatory to delete as appropriate YES/NO

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