Officer Report

Application No.: 15/00464/B Applicant: Neil Kenneth Wilson Proposal: Alteration and erection of decking Site Address: Esholt Quarterbridge Road Douglas Isle of Man IM2 3RJ Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling, Esholt, situated on the southern side of Quarterbridge Road. Esholt is a semi-detached two storey property with detached garage. the dwelling, like most of its neighbours is a handsome one with most if not all of its original detailing - dentilled cornicing, roughcast render finish, a relatively new red tiled roof and vertically proportioned sliding sash windows on both floors, the ground floor having a covered porch which extends across the front door of the application property and that of the adjoining property and both having curved three window bays alongside the front doors which have distinctive round shaped canopies above them. - 1.2 The site slopes upward from the road with the rear garden stepped up to a gently upward sloping grassed area with a small paved area at the lower part, separated from the rear of the dwelling by a low hedge. - 1.3 The rear garden of the property is separated from that of the property to the north east, Cooil Bane, by stone wall which is around 1.5m high and the applicant has bushes and trees along this boundary on their side of the wall. THE PROPOSAL

2.1 Proposed is the introduction of decking next to the boundary with Cooil Bane. This will elevate the user from the existing ground level by between 400mm and 100mm. The decking will extend along the boundary with Cooil Bane by 6.6m and will project into the applicant's garden by 4m. A willow screen taking the boundary height up to 1.7m will be erected along the length of the decked area. - 2.2 The proposal will involve the removal of a Leyland cypress tree and various shrubs. PLANNING STATUS AND POLICY

3.1 The site lies within an area designated on the Douglas Local Plan of 1998 as Predominantly Residential. The site also lies at the western edge of the Selborne Drive Conservation Area. Whilst provision is available within the Town and Country Planning (Permitted Development) Order 2012 for the erection of decking, in this case planning permission is required as a) part of the decking increases the height of the decked area by more than 300mm and b) the site lies within a Conservation Area where the provisions of the Order are suspended.

3.2 As the property lies within a Conservation Area, the provisions of Planning Policy Statement 1/01 and Environment Policy 35 are applicable which seek to preserve or enhance the Area through the exercise of development management. It is also relevant to consider the Selborne Drive Conservation Area Appraisal to ascertain the importance of the parts of the Area which are not publicly visible, in which case the standards of development as set out in General Policy 2 are relevant:

"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 space around them;
• c) does not affect adversely the character of the surrounding landscape or townscape and g) does not affect adversely the amenity of local residents or the character of the locality".

3.3 Whilst the proposal removes some hedging and a conifer, this is not considered of particular importance in assessing the impact on the surrounding area or the Conservation Area as the vegetation in question is not historic or publicly visible. PLANNING HISTORY

4.1 The following applications have been submitted for this site:

PA 14/00280/B - Installation of replacement windows to front elevation Status - Permitted - 25th April 2014 PA 07/01862/B - Erection of a conservatory to rear elevation Status - Permitted - 16th November 2007 PA 01/01314/B - Alterations and extension to dwelling and erection of replacement garage Status - Permitted - 2nd November 2001 PA 00/01220/B - Installation of replacement uPVC windows to rear elevation Status - Permitted 6th November 2000. REPRESENTATIONS

5.1 Douglas Borough Council indicates that it does not oppose the application (26.05.15).

5.2 The neighbour at Cooil Bane telephoned to confirm that she is aware of the proposal and has no objections at all to the application and in fact the removal of the tree and shrubs would improve their outlook. ASSESSMENT - 6.1 As the decking is not publicly visible and the Conservation Area Appraisal makes no particular reference to this part of the Area, it is considered that in this instance the issue will be the impact on the living conditions of those in Cooil Bane. This neighbour is aware of the proposal and has no objection.

6.2 It is considered that there would not be any adverse impact on the enjoyment of Cooil Bane as a result of the proposed works and as such the application is recommended for approval. PARTY STATUS

7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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; (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation:

01.06.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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.

This approval relates to drawings Q12117372, Q12117373, Q1211737, drawing 1 and 2 all received on 29th April, 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 04.06.2015 Determining officer (delete as appropriate)

Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management