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Application No.: 21/01321/B Applicant: Mr Gerard & Mrs Nicola Morrison Proposal: Erection of garage with storage over (amendment to PA 20/01170/B) Site Address: Courtlands 2 Marathon Avenue Douglas Isle Of Man IM2 4HZ Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.02.2022 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to the documents, location plan, photo and drawing no. 1559.2 as having been received on 3rd November 2021. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the residential curtilage of Courtlands 2 Marathon Avenue, a two-storey detached property located on the southeast of Marathon Avenue, close to its junction with Princes Road. - 1.2 The rear boundary of the site is on a cul-de-sac, which connects to Princes Road. There are two off-street parking spaces available in the front garden as well as a garage. There is a parking apron on the rear boundary of the property.
2.0 THE PROPOSAL - 2.1 The proposed work is the erection of a two-story detached garage on the rear boundary of the property. It has a pitched roof and there is a garage door on the ground floor and a casement window on the first floor of the front elevation and there are three roof lights on the northeast elevation. There will also be a flat-roof dormer on the northeast elevation of the roof. There is no change in the number of parking available within the site after the proposal.
3.1 Erection of garage with storage over on existing parking apron was APPROVED under PA 20/01170/B. The current application adds a flat-roof dormer to the 2020 approval. - 4.0 PLANNING POLICY Site Specific
4.1 In terms of local policy, the site is within an area designated as Predominantly Residential in the Area Plan for the East.
4.2 There are no known planning constraints overlapping with the site. Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: Principles of Developments - 4.4 General Policy 1 states: "The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations." - 4.5 General Policy 2, which provides an overall requirement for all development, 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:
Visual Design
4.6 Strategic Policy 3 and Environment Policy 42 focus on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping.
4.7 Paragraph 4.3.11 of the Strategic Plan states: "a new building cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development" Safety and Security - 4.8 Community Policy 7, 10 and 11 state that the design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. In addition, development should also provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes." PPS and NPD - 4.9 There is no relevant Planning Policy Statement or National Policy Directive applicable to this application.
5.1 The Residential Design Guide (July 2021) provides guidance 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. Therefore, it is considered that the Guide is materially relevant to this application.
5.2 RDG 1.1.9 states: "The document is not a Planning Policy Statement (as per Section 3 of the Town and Country Planning Act 1999) but is capable of being an 'other material consideration' (as per Section 10(4)(d) of the Act). Furthermore, where proposals adopt the approaches set out within this document, they are more likely to be considered to comply with the detailed Development Plan policies that relate to design. For example, General Policy 2 of the Isle of Man Strategic Plan
(2016)."
5.3 RDG 1.2.1 states: "When considering any proposals for any new residential development (either a new dwelling or an extension), the following issues are normally relevant (see General Policy 2 of the Strategic Plan):
5.4 RDG Chapter 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. - 5.5 RDG Chapter 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.
6.1 Douglas Borough Council does not object to this application (26.11.2021).
6.2 Highway Services states there is no highway interest in this application (03.12.2021).
7.1 The key considerations in the determination of this application are its impact on the house itself, on the character and street scene of the area and on the amenities of the neighbours. Design of the House Itself
7.2 The pitched roof garage is typical in a residential setting so there is no impact on the appearance of the house. The flat-roof dormer, although not visually pleasing, is an existing element on the front elevation. Therefore, the design is considered to have a neutral impact on the character and appearance of the house. Character and Streetscene
7.3 The proposal is not visible to the public as the cul-de-sac is only used by the residents whose houses are connected with the cul-de-sac. Therefore, it is considered that the impact on the character and streetscene of the area is acceptable. Neighbouring Amenities - 7.4 The extension is low-two-storey. Therefore, there is no concern for overbearing and overshadowing. - 7.5 The windows of the proposed dormer is not considered to create an unacceptable level of overlooking and is therefore acceptable.
8.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan. Therefore, it is recommended for an approval. - 9.0 INTEREST PERSON STATUS
9.1 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 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 : 04.02.2022
Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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