DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/01521/B Applicant: Mr Lee & Mrs Zita O'Kelly-Hills Proposal: Demolish existing conservatory, erection of kitchen extension and additional storey to rear garage with link to master bedroom Site Address: 1 The Falls Tromode Douglas Isle Of Man IM4 4PZ Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.03.2023

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 of the Strategic Plan and the Residential Design Guide.

Plans/Drawings/Information; This approval relates to the documents and drawing no. JTM2245-P-01, TM2245-P-02 which have been received on 6th January 2023. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

- 1.0 THE SITE

Officer’s Report

1.1 The site is the residential curtilage of 1 the Falls, Tromode Road, Douglas, a detached dwelling located on the west of Tromode Road.

2.0 THE PROPOSAL - 2.1 The proposal is the demolition of the existing cross-mono-pitched-roof extension and the erection of a single-storey flat-roof rear extension. It will have parapet and a lantern rooflight. The proposal also include the erection of first-floor extension at the rear of the existing house.

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 Paragraph 8.12.1
• o Environment Policy
• o Community Policy 7
• 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 materially relevant to the assessment of this current planning application:

• o RDG 4.6 Rear Extensions
• o RDG 4.7 Flat Roof Extension
• o Chapter 5 Architectural Details
• o Chapter 7 Impact on Neighbouring Properties

6.0 REPRESENTATIONS - 6.1 Braddan Parish Commissioners has no objection to this application (24.01.2023). - 6.2 Highway Services states there is no highway interest in this application. (19.01.2023).

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 single storey rear extension is designed in a more contemporary style compared to the main dwelling and the existing extensions. The parapet connect the new extension with the existing fairly well. - 7.3 The first-storey extension has a similar style as the existing dwelling.

Character and Street Scene

7.3 The extensions are not visible to the public and is considered to not have a negative impact on the character of the area. Neighbouring Amenities - 7.4 There are sufficient distance and vegetation between the site and the neighbouring properties. Therefore, it is considered that there is no additional overbear, overshadowing or overlooking concern.

8.0 CONCLUSION 8.1 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.

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: 02.03.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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