The application site is the residential curtilage of Georgian three storey terraced dwelling with dormer windows in the roof in Derby Square, Douglas. The property has a small front garden area and rear yard area which includes a two storey rear annex with a lean-to slate roof. There are UPVC-framed casement windows on all floors on both the front and rear elevations. The property is finished in smooth painted render and has a pitched slate roof.
The Proposal
Proposed is the erection of a two storey extension to rear annex to extend the first floor and ground floor living space. The extension will extend the annex a further 2.1 metres out to the existing rear boundary wall, maintaining the same eaves height. The whole of the rear annex and rear boundary wall will be re-rendered and painted to match the existing external finish to the main dwelling. A new slate roof incorporating two sun tubes will be installed.
Planning History
The application site has not been the subject of any previous applications that are considered relevant to the current proposal.
Planning Policy
The application site falls within an area designated for Predominantly Residential use in the Douglas Local Plan (South) 1998. The site also falls within the Douglas (Windsor Road) Conservation Area that was adopted in 2003. There are no policies that accompany the local plan, which are considered specifically material to the assessment of the planning application.
The Isle of Man Strategic Plan 2007 contains two policies that are 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:
Case Officer:
Mr Jamie Leadbeater
Photo Taken:
07.08.2012
Site Visit:
07.08.2012
Expected Decision Level:
Officer Delegation
(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".
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."
Representations
Douglas Borough Council has no objection to the proposal.
Assessment
The proposed extension to the rear annex is modest in scale and will not be readily visible from any principal public thoroughfares and as such it is not considered the proposal would adversely affect public amenity or the character of the Conservation. Whilst the proposal would extend the annex towards properties on the other side of the rear lane, the rear elevation of the extension does not incorporate any apertures and therefore it is not considered the proposal would adversely affect private amenity. Given that there is no existing vehicle access to the rear yard it is not considered that the proposal would adversely affect parking provision in the immediate locality. Furthermore, it is not considered the proposal would remove a vital part of yard space and as such would not adversely general residential amenity. Overall, the proposal complies with the relevant policy provisions in General Policy 2 and Environment Policy 35 in the Isle of Man Strategic Plan 2007, and the policy for Category b) buildings in Planning Circular 1/98.
Recommendation
It is recommended that the planning application be approved.
Party Status
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.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 28.08.2012
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 alterations and an extension to rear annex adjoining rear elevation of terrace property, as shown in drawing no. SL-01, SL02, SL-03, SL-04 and SL-05, all received on 26th July 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 : 29.8.12
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : 52210011 Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
12/01054/B
Source authority
Isle of Man Government Planning & Building Control
