DEC Officer Report

Application No.: 19/00889/B Applicant: Mr & Mrs Andrew Williams Proposal: Erection of extension to replace existing sun lounge Site Address: 1 Harcroft Road Douglas Isle Of Man IM2 1PN Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.09.2019 _________________________________________________________________

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 drawing reference number AW/1/19 all received on 7th August 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 APPLICATION SITE - 1.1 The site is the residential curtilage of 1 Harcroft Road, Douglas. The property sits to the south of Harcroft Road. The property is set back 7m from the boundary and is a two storey gable fronted building with integrated garaging on the front elevation facing onto the main road. On the west elevation is a flat roofed conservatory that is long and narrow facing onto the garden area. The property sits within a large curtilage with the majority laid to lawn. Front and rear.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Douglas Local Plan. The site is not within a Conservation Area. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, which 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."

2.3 Residential Design Guide July 2019:

- "3.3 POTENTIAL VISUAL IMPACT UPON THE STREET SCENE/LANDSCAPE

• 3.3.1 Extensions should generally be in keeping with the character and appearance of the street in which they are seen. Taking note of the spaces between existing dwellings and adhering to the front building line are important aspects when considering the appropriateness of an extension in the street scene. In the case of dwellings which form part of a group of properties and which have a prominent appearance within the street scene, it will be especially important to ensure any extension does not adversely affect either the overall group of dwellings or the individual dwelling."

"4.1 EXTENSION TO SIDE ELEVATION

• 4.1.1 This type of extension is a common extension throughout the Island as many properties are built with an attached garage which can physically accommodate being built above. Generally, the main issues relate to the potential visual appearance of the extension within the street scene and of the individual dwelling as well as the impact on the amenities of those in neighbouring property (see Chapter 7).

• 4.1.2 It is key that any side extension respects the proportion, design and form of the existing dwelling and that it appears as a subordinate to the main dwelling. A side extension should generally not project in front of the existing building or have flat roofs, a pitched roof will normally be essential to any side extension. The roof of the proposed extension should match the original in terms of pitch and shape. The ridge line should either follow or, often preferably, be lower than the original dwelling.

• 4.1.3 Whether the side extension is single or two storeys, the height and width of these side extensions should be proportionate to the size of the main dwelling. The width should be significantly less than the width of the main dwelling. The ridge height of single storey side extensions should normally be below the eaves level of a two-storey house to give clear definition between single- storey and two-storey elements."

3.0 PLANNING HISTORY - 3.1 The previous planning applications which are considered relevant in the assessment and determination of this application. - 3.2 Alterations, erection of a two storey extension and creation of a terrace - 16/00876/B APPROVED - 3.3 Extension to form dining room - 88/00578/B - APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the erection of extension to replace existing sun lounge. The proposal also includes the demolition of the existing side flat roofed sun room extension. The new extension would be single storey with pitched roof above. The extension would have a width of 4.3m, a depth of 5.7m and a ridge height of 5.7m. A smaller flat roofed extension is also proposed with a width of 2m, a depth of 1.8m and a height of 3.2m.

- 5.0 REPRESENTATIONS

5.1 Douglas Borough Council do not object (22.08.2019).

5.2 Highway Services state there are no highway implications (16.08.2019). - 6.0 ASSESSMENT

6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities.

6.2 The proposed side extension in terms of its design, proportion, siting and finish is appropriate and in keeping with the main dwelling house and would be an acceptable form of development. The removal of three existing side flat roof sun roof is also beneficial to the appearance of the dwelling. The new small side flat roofed extension while having a flat roof, is very modest in size and the overall works of the application outweigh this aspect of the proposal. Accordingly, from these respects the proposals would comply with General Policy 2 and the Residential Design Guide.

6.3 The neighbouring property most likely to be affected would be Ashbourne House (block of flats) which is to the southwest of the site. However, it is not considered given the extensions design, height, siting and depth and distance from the neighbouring property, the proposal would not significantly impact neighbouring amenities (loss of light, overbearing impact or loss of privacy) to warrant a refusal. - 7.0 CONCLUSION

7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. - 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: 26.09.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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