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Application No.: 20/01539/B Applicant: Mr Paul Fick Proposal: Installation of a shed / summerhouse (retrospective) Site Address: 3 Meadowbrook Gardens Douglas Isle Of Man IM2 2NT Planning Officer: Mr Peiran Shen Photo Taken: 03.02.2021 Site Visit: 03.02.2021 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.02.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. Timber Cladding shall be installed on all elevations (including rear wall/northwest elevation) in accordance with drawing no. 419-01 within 3 month from the date of this decision becoming final and retained as such thereafter.
Reason: In the interest of visual amenity of the neighbouring property. This application has been recommended for approval for the following reason. The application is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide. Plans/Drawings/Information; This approval relates to the submitted documents, and drawing no. 491-01 date-stamped as having been received on 18th December 2020 . _______________________________________________________________
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
Owners/Occupiers of 4 Meadowbrook Gardens, Douglas
as they refer to the relevant issues in accordance with paragraph 2C of the Interested Person Operational Policy 2019 and as they have explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of 3 Meadowbrook Gardens, Douglas, a two-storey semi-detached property located on the northeast of Meadowbrook Gardens.
2.0 THE PROPOSAL - 2.1 The application seeks retrospective approval for the erection of a flat-roof summerhouse. The summerhouse is located at the rear of the property and close to the boundary with No.4. The summerhouse has timber cladding on the three elevations and concrete finishing on the northwest elevation.
3.0 PLANNING HISTORY - 3.1 There are no previous applications considered materially relevant to this application.
4.0 PLANNING POLICY - 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential in the Area Plan for the East. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning 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 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 4.5 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
5.0 REPRESENTATION - 5.1 Douglas Borough Council has no objection on this application (18/01/2021). - 5.2 DoI Highway Services states there is no highway interest in this application (27/01/2021). - 5.3 DoI Flood Risk Management states that there is no flood risk management interest in this application (19/02/2021). - 5.4 The owner/occupier of 4 Meadowbrook Gardens commented on this application (05/02/2020). They expressed their disappointment in the untreated rear elevation of the shed and expressed concern for noise.
6.0 ASSESSMENT - 6.1 The main issue to be considered are the impact of the proposed development on the character and street scene of the area and neighbouring amenities. - 6.2 The proposed summerhouse has a flat roof, which is against the Residential Design Guide. However, since it is not visible to the public the flat roof design is considered acceptable.
6.3 There is no high fence or tall vegetation separating No.3 and No.4, so the proposed summerhouse is fully visible to the resident of No. 4. The existing concrete finishing stands out from its surroundings which is rich with vegetation so a condition will be attached to has the northwest elevation being finished with the same timber cladding that is present on other elevations. - 6.4 The only opening is on the southeast of the summerhouse. There is only a short fence between No.2 and No.3 so there is an existing level of overlooking. No. 2 is also at a lower elevation, this means the level of overlooking has not changed and is considered acceptable.
7.0 CONCLUSION - 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide. Therefore, it is recommended for an 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:
8.2 The decision-maker must determine:
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 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: 24.02.2021 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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