DEC Officer Report

Application No.: 19/00295/B Applicant: Mr & Mrs Kevin Rooney Proposal: Erection of a rear extension Site Address: Bramble Tor Tromode Park Douglas Isle Of Man IM2 5LB Planning Officer: Mr Owen Gore Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.05.2019 _________________________________________________________________

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. All external facing materials to be used in the development, hereby approved, shall match those of the existing building, in respect of their type, colour and finish.

Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This planning permission relates to the following plans and documents: -

• Drawing No.KRBT_01 - Block & Location Plan
• Drawing No.KRBT_02 - Floor Plan and Elevations as Existing
• Drawing No.KRBT_03 - Floor Plan and Elevations as Proposed Date-stamped as having been received 15 March 2019 _______________________________________________________________

Interested Person Status – Additional Persons None

Officer’s Report

1.0 SITE - 1.1 The application site is a dwellinghouse in a residential area of Douglas.

2.0 PROPOSAL - 2.1 The proposal is for the erection of a flat-roofed, single storey rear extension; it will be finished in render to match the existing dwelling. The existing patio area to the rear of the building will also be extended to accommodate for the extension and create additional space around it.

3.0 PLANNING POLICY Local Area Plan - Douglas Local Plan 1998 Site Designation - 'Predominantly Residential' The following policies are particularly relevant to this proposal:-

Isle of Man Strategic Plan 2016 General Policy 2 (GP2) - Development within land-use zones; and paragraph 8.12.1

3.1 The Department has recently published its Residential Design Guidance (March 2019). This document is not a Planning Policy Statement (as per Section 3 of the Town and Country Planning Act 1999) but is capable of being an 'other material consideration' (as per Section 10(4) (d) of the Act). Section 7.0 'Impact on Neighbouring Properties' of this document contains parts that are considered to be relevant to this proposal. Part 7.5 'Overlooking Resulting In a Loss of Privacy'. - 4.0 PLANNING HISTORY

05/01499/B - Alterations, including reduction of garage entrance, removal of existing flat roof over garage and construction of first floor extension to provide bedroom, dressing room and en-suite - APPROVED 22.09.2005

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. Douglas Borough Council

• o No Objection (dated 05 April 2019) Department of Infrastructure (DOI) Highways Division
• o No comments received at the time of writing Neighbours' views
• o No comments received.

6.0 ASSESSMENT Character and appearance

6.1 The proposed extension cannot be reasonably seen from the public highway. Therefore proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. In this respect, the proposal complies with GP2. Impact on neighbours - 6.2 The Department has recently published its Residential Design Guidance (March 2019). Section 7.0 'Impact on Neighbouring Properties', part 7.5 'Overlooking Resulting in a Loss of Privacy' of this document is considered to be relevant to this proposal. Paragraph 7.5.1 refers

• to the "20 metre guide" and states that the guide 'provides a useful way to identify where overlooking is likely to be a concern. It refers to the distance between elevations that contain windows serving habitable rooms that face each other'.
• 6.3 The rear elevation of the existing dwelling is over 33m away from the properties to the west/south west; even accounting for the proposed extended patio this is greater than the 20m rule as indicated in the above guidance. Therefore the proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. In this respect, the proposal complies with GP2. Parking and highway safety
• 6.4 The proposal will not increase the number of bed spaces or reduce the amount of parking provision available on site.

- 7.0 CONCLUSION

7.1 The proposal is considered acceptable in accordance with the designation within the Local Area Plan and the appropriate policies within the Isle of Man Strategic Plan 2016. - 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: 23.05.2019 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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