DEC Officer Report

Application No.: 21/00861/B Applicant: Mrs Erin Cram Proposal: Erection of an extension to dwelling Site Address: 14 Selborne Drive Douglas Isle Of Man IM2 3LS Planning Officer: Mr Peiran Shen Recommended Decision: Permitted Date of Recommendation: 30.08.2021 _________________________________________________________________

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 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. This application is considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan and the Residential Design Guide.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing no. 356-21 as having been received on 21st July 2021. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of 14 Selborne Drive, Douglas, a twostorey detached dwelling located on the southwest corner of Selborne Drive and Tennis Road.

- 2.0 THE PROPOSAL

2.1 The proposed work is the erection of a mono-pitched single-storey rear extension at the rear of the property beside the existing two storey rear extension. - 2.2 The extension will have a casement window, same as the one on the existing extension. It will also have a set of rooflights installed on the roof.

3.0 PLANNING HISTORY - 3.1 Erection of two-storey extension was APPROVED under PA 88/00014/B. - 3.2 Alterations, erection of extensions and widen existing driveway was APPROVED under PA 12/00288/B. - 3.3 Alterations, erection of extension and widen existing driveway was APPROVED under PA 16/00920/B. - 3.4 Erection of an extension was APPROVED under PA 20/00478/B. This application proposed a mono-pitched single-storey extension on the other side of the existing two storey extension compare to the current 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. The site is within the Selborne Drive Conservation Area. - 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:

• (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".

4.4 Environmental 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." - 4.5 "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use: 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 an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 4.6 Residential Design Guide (July 2021) 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. - 4.7 RDG 4.6 Rear Extensions set out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection) and location.

• The section also specifically mentioned that terraced/semi-detached dwellings have the potential for the greatest concern due to the potential of "tunnel effect". It also points out that single-storey extensions are unlikely to be supported where they project more than 3 metres from the back of the house
• 4.8 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself.
• 4.9 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 does not object to this application (12/08/2021). - 5.2 DoI Highway Services states there is no highway interest in this application (11/08/2021).

6.0 ASSESSMENT - 6.1 The main concerns for this application are its impact on the design of the house itself, on the character and appearance of the Conservation Area and the amenities of the neighbours. - 6.2 The single-storey extension is on the north of the property. It mostly keeps the traditional design except for the rooflight. Although the extension will be visible from the road side, it is considered that the mono-pitched roof design will still be in keep with the appearance of the conservation area and the rooflights does not detract this impression. Therefore, it is considered that the design is acceptable. - 6.3 The extension is single storey and there is not additional vantage point created except for the rooflights. The rooflights is not able to look into any neighbouring properties Therefore, there is no concern for overlooking the neighbouring properties. - 6.4 The extension is only single storey compare to the existing two storey extension, therefore, it is considered that there is no concern for overshadowing or overbearing to the neighbouring properties.

7.0 CONCLUSION - 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and the 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:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land which the subject of the application is situated; and

• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above 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 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: 09.09.2021 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.