DEC Officer Report

Application No.: 22/01234/B Applicant: Mr Lee Graham Proposal: Erection of extension and installation of two roof lights and first floor dormer Site Address: 114 Slieau Dhoo Douglas Isle Of Man IM2 5LD Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 31.10.2022

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.

• C 2. Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following windows and shall be maintained as such thereafter;

Southwest Elevation - Ground Floor En-suite

Reason: In the interests of neighbouring residential amenities. This application has been recommended for approval for the following reason. The proposal is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide July 2021. Plans/Drawings/Information;

This approval relates to the documents, and drawing no. G/4031/1, G/4031/2, G/4031/3 G/4031/4 date stamped as having been received on 22nd September 2022.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of 114 Slieau Dhoo, Douglas, a single-storey detached dwelling located on the south of Slieau Dhoo, close to its corner with Dreeym Beary. - 1.2 The house consists of a single-storey pitched-roof main dwelling and a single-storey flat-roof garage on the north corner of the main dwelling and a single-storey pitched-roof rear extension.

2.0 THE PROPOSAL - 2.1 The proposal is the erection of a single-storey flat-roof rear extension with an elevated rooflight and a flat-roof rear dormer. - 2.2 The proposal also includes a narrow window to be installed on the southwest elevation and two rooflights on the rear elevation.

- 3.0 PLANNING HISTORY

3.1 There is no previous application considered materially relevant to this application. - 4.0 PLANNING POLICY Site Specific

4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.

Strategic Policy

4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

• o Strategic Policy 3, 5
• o General Policy 2 (b), (c), (g), (m), (n)
• o Environment Policy 42
• o Paragraph 8.12.1
• o Community Policy 7, 10
• o Infrastructure Policy 5

PPS and NPD

4.3 No Planning Policy Statement or National Policy Directive is applicable to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance

5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered particularly of material relevance to the assessment of this current planning application:

• o Section 4.6 Rear Extensions
• o Section 4.7 Flat Roof Extension
• o Section 4.10 Dormer Extensions
• o Chapter 5 Architectural Details

• o Chapter 7 Impact on Neighbouring Properties

- 6.0 REPRESENTATIONS

6.1 Douglas Borough Council does not object to this application (14.10.2022).

6.2 DoI Highway Services states there is no highway interest in this application (13.10.2022). - 7.0 ASSESSMENT

7.1 The key considerations 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 rear extension is designed in a similar style compared to the main dwelling except for the flat roof. The flat roof is similar to the existing garage. The bi-fold door is contemporary but would not harm the character of the house. Therefore, it is considered that the rear extension would not have a negative impact on the design of the house.

7.3 The rear dormer is subordinate to the roof but very close to the ridge of the main dwelling. However, it is considered not to have a negative impact on the character of the house. Character and Street Scene - 7.4 The extension and the dormer and the rear rooflights are not readily visible to the public. Therefore, it is considered that there is no negative impact on the character of the area. Neighbouring Amenities - 7.5 The rear extension is single-storey and the dormer is not higher than the ridge. The rear extension also passes the "45 Degree Approach". It is considered that there is no concern for overbearing or overshadowing. - 7.6 The new window is not considered to have an overlooking impact on No. 115. In the meantime, a condition will be attached to ensure it's obscured to reduce the sense of overlooking.

- 8.0 CONCLUSION

8.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide July 2021. 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:

• (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. 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: 01.11.2022 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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