DEC Officer Report

Application No.: 22/00200/B Applicant: Mrs Pauline Smith Proposal: Alterations, erection of replacement conservatory roof and erection of a front porch Site Address: 7 River Walk Braddan Douglas Isle Of Man IM4 4TJ Head of Development Management: Mr S Butler Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.04.2022

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. The proposal is considered to comply with Strategic Plan paragraph 8.12.1, General Policy 2 and the Residential Design Guide. Plans/Drawings/Information; This approval relates to the following plans/information received 24.02.2022: 20079 - Location Plan 20079 - Site Plan 20079-PL01 Existing and Proposed _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 Property is a detached bungalow within an existing residential area with access from River Walk. The plot boarded on two sides by dwellings and to one side by Braddan Road (to the other side of the road is the primary school). The topography is such that the property to the North is slightly higher and to the South slightly lower than the application side. It is to partially screened from Braddan road by existing wall/fence/landscaping.

2.0 THE PROPOSAL - 2.1 The proposals involves changes to openings in rear elevation and replacement of existing conservatory with pitched roof extension on same footprint. The extension will have openings to the rear and side (South) - which will open into the garden of the site and be in the same location as the existing double doors of the conservatory. The existing open porch would be replaced with an enclosed pitched roof porch on the same footprint. There are also internal alterations. - 2.2 The Form indicates:

• - Existing/Proposed Use Residential
• - Not in Conservation Area/Registered Building
• - 5m extra floor area
• - No change to access/levels/parking spaces/services
• - Drainage - as existing
• - No trees/watercourse nearby

3.0 PLANNING POLICY - 3.1 Site is Predominantly Residential in Area Plan for the East (2020). - 3.2 Relevant Strategic Plan (2016) content is :

• - General Policy 2 sets out broad 'Development Control' considerations
• - Paragraph 8.12.1 gives general presumption in favour of extensions to existing property in built up areas not controlled by Conservation Area or Registered Building policies

4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 The Residential Design Guide (2021) contains guidance in relation to the design of extensions/alterations and impacts on neighbours.

5.0 PLANNING HISTORY - 5.1 96/00624/B - Erection of a white uPVC conservatory - 5.2 90/01569/B - Erection of larch lap fence - 5.3 86/00599/B - Construction of four-bedroomed bungalow with double garage

6.0 REPRESENTATIONS - 6.1 Braddan Commissioners (16.03.2022) - No Objection - 6.2 DOI (Highways) 17.03.2022 - No Highways Interest

7.0 ASSESSMENT - 7.1 It is not considered that the changes will have any material change to the levels of overlooking with neighbouring properties or otherwise impact on their amenity. - 7.2 The alterations to the rear may be visible from public view from Braddan Road, although this visibility is reduced by the existing boundary treatment. The alteration to the front elevation will be clearly visible from public view. However, it is not considered that the design of the rear extension is objectionable and, although taller than the existing, may be

seen as an improvement. It is noted that both reuse the existing footprints of the porch/conservatory.

8.0 CONCLUSION - 8.1 The proposal is considered to comply with Strategic Plan paragraph 8.12.1, General Policy 2 and the Residential Design Guide.

9.0 INTERESTED PERSON STATUS - 9.1 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 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.

9.2 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: 08.04.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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