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Application No.: 24/00007/B Applicant: Mr David & Mrs Rachel Thomas Proposal: Dining room extension at rear of property (revision to previously approved PA 17/01087/B) Site Address: Deansgate Lucerne Court Douglas Isle Of Man IM2 6BJ Senior Planning Officer: Mr Jason Singleton Site Visit: 01.02.2024 Recommended Decision: Permitted Date of Recommendation: 02.02.2024
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason.
It is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 03.01.2024. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of property Deansgate, Lucerne Court Douglas. The property is a two storey detached building which is situated to the northern side of the highway. Lucerne Court is a residential estate made up of large detached properties of which many are similar in size and design.
2.0 PROPOSAL - 2.1 Proposed is the erection of a single story rear extension to infill between the kitchen and the garage. The building would project out past the rear building line by 0.3m. The proposal is to accommodate a new kitchen extension with a central lantern style roof light above. The footprint of the extension would measure 3.2m and 6.4m. - 2.2 For information a very similar but larger extension was approved (17/01087/B). This extension, again an infill had a greater depth, projecting out past the rear building line by 1.8m. Again the approved scheme was to accommodate a new kitchen extension with a central lantern style roof light above. The footprint of the extension would measure 4.2m and
3.0 PLANNING HISTORY - 3.1 The previous planning application is considered specifically material to the assessment of this current planning application: - 3.2 Single storey extension to rear of property - 17/01087/B - APPROVED
4.0 PLANNING STATUS - 4.1 In terms of local plan policy, the application site is within an area zoned as "Predominantly Residential" identified on the Area Plan for the East 2020. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 4.3 General Policy 2 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:
4.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 4.5 Residential Design Guide 2021
5.0 REPRESENTATIONS - 5.1 Douglas Borough Council has no objection (19/01/24) - 5.2 Highways Services have commented and confirm there is no Highways Interest in the proposal (12.01.2024)
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 With regard to the proposal, the scope of the works are solely contained to the rear elevation and given the rears of this properties is back to back with neighbouring property "Fairhaven" approx. 25m to the north. This means there are almost no views or vantage points from the public or private highway of the rear gardens or rear elevations of the application site. Since the original approval for a slightly larger extension the Residential Design Guide 2021 has been approved, which generally seeks against flat roof extension. In this case the proposal does not meet the aims of the guide, not having a parapet wall or being especially contemporary in style. Accordingly a refusal could be made on this basis. However, given the proposal is a infill between the existing living room and garage and therefore having a traditional styled roof (pitched) is more difficult in this situation, as it is not publically apparent and given the recent approval (albeit now expired for a larger similar styles extension), in this occasion it is considered acceptable. It should be noted that where this proposal to be a rear extension (not infill) and/or be more publically visible it is likely the application would be refused. - 6.3 The principle of extending the rear elevation is acceptable and will be achieved without compromising any of the rear amenity space. The boundary treatment with Fairhaven to the rear is a solid masonry wall 2.0m high and the application site sits at a lower level ensuring there is no overlooking or loss of privacy. - 6.4 The development area is currently a block paved patio area before the garden starts. The size, position and scale of the proposal would be considered complimentary to the property whilst remaining subservient. This aspect of the proposal is deemed an acceptable form of development that is proportionate to the dwellinghouse for the reasons outlined.
7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 07.02.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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