DEC Officer Report

Application No.: 23/00178/B Applicant: Mr Will Bellamy Proposal: Erection of single storey rear extension and extension to terrace Site Address: 22 Reayrt Carnane Douglas Isle Of Man IM2 5LN Planning Officer: Mr Paul Visigah Photo Taken: 25.04.2023 Site Visit: 25.04.2023 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.06.2023

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.

• C 2. Prior to the use of the extended decking, a 1.7m high solid timber screen shall be erected to close up the gap between the existing screen fence and projecting by about 1m beyond the edge of the new decking extension. The screen fence shall be retained thereafter.

Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.

This application has been recommended for approval for the following reason.

The proposal would not unacceptably harm the characteristics of the existing building or the character of the surrounding street scene and locality, and there would be no adverse impacts on neighbouring or public amenity. The proposal, therefore, complies with General Policy 2, Strategic Policy 3b and Environment Policy 42 of the Isle of Man Strategic Plan.

Plans/Drawings/Information; This decision relates to the documents and plans received 23 February 2023.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of an existing dwelling situated towards the lower end of Reayrt Carnane, to the south of its junction with Cronk ny Greiney. The property has two vehicular accesses, with the second access closer to the junction with Cronk ny Greiney. The existing dwelling has a flat roofed glazed sun room with a lower masonry section at the rear, while a flat roofed integral garage sits to the left side (south elevation) of the dwelling. - 1.2 The dwelling like most of the dwellings on the western side of Reayrt Carnane have their gardens enclosed in mature landscaping and adjoining a wooded area which stretches to and connects with the Tromode Close Registered Tree Area (RA0647). This dwelling, like its neighbours west of Reayrt Carnane sit on a slightly more elevation position relative to the dwellings on 4 Tromode Close to the rear (west).

2.0 THE PROPOSAL - 2.1 Planning approval is sought for Erection of single storey rear extension. The proposed extensions would adjoin the flat roofed conservatory at the rear of the dwelling. - 2.2 The first extension would close up the gap between the conservatory and existing garage, would extend 2.6m from the rear of the existing kitchen, be 2.9m wide and 3.4m high from the ground level to the top of its flat roof which would flush with the roof over the conservatory. - 2.3 The Second extension would project from the rear of the existing lounge by 2.9m, be

3m wide (closing up the rear elevation and flushing with the sun room), and be 3.4m high from the ground level to the top of its flat roof which would flush with the roof over the conservatory. This extension would have its entire rear elevation fully glazed with bi-folding doors, with a corner bi-folding door to the side (northwest) elevation flushing with the rear glazed section.

2.4 The extensions would be finished in pebble dash render to match existing finish of dwelling, while the new window and bi-folding doors would be white UPVC units, similar to existing on dwelling. A new fibre glass roof with roof lantern would be laid over the extensions and existing sun room - 2.5 The proposal would also involve the extension of the existing terrace area at the side of the dwelling by 4.1m towards the rear garden and about 3.2m onto the rear of the new extension at the rear of the lounge. The terrace extension would retain the height of the existing terrace set at about 800mm above the ground level. The existing timber fence which screens the existing neighbouring property from the existing terrace which is about 1.7m tall would be extended to maintain the screening of the neighbouring property. - 2.6 The applicants have provided a Cover letter which sets out the rationale for the proposed development and refers to considerations to the Residential Design Guide and Strategic Plan, with particular reference to character of the surrounding landscape, amenity of local residents, and respect of the existing features of the main dwelling.

- 3.0 PLANNING POLICY

3.1 The site lies within an area designated as Predominantly Residential on the Area Plan for the East (Map 4 - Douglas) and the site is not within a Conservation Area. The site is not prone to flood risks or within a registered tree area and there are no registered trees on site. - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered to be materially relevant in the assessment of this current planning application: - 3.3 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:

• (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;

• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

3.4 Paragraph 8.12.1 states: "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 existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 3.5 Strategic Policy 3 and Environment Policy 42 both focus on the visual design of developments, and state that the design of new development should take account of the local materials, character and identity of its immediate locality, including landscape features. - 3.6 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island." - 3.7 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 7, Community Policy 10, and Community Policy 11.

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, 4.7 on Flat Roof Extensions, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme. - 5.0 PLANNING HISTORY

5.1 The application site has been the subject of a single previous planning application which is considered to be materially relevant to the current application. Planning permission was sought and granted for the installation of a dormer window on the rear elevation of the dwelling under PA 10/00734/B. The extension added to the flat roof elements on the dwelling beside the garage. - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 3 March 2023.

6.2 Douglas Borough Council have stated that the development must not prohibit the refuse bin or recycling boxes from being removed from the highway to be stored within the curtilage of the property between refuse collections (9 March 2023). - 6.3 No comments have been received from neighbouring properties.

- 7.0 ASSESSMENT

7.1 The fundamental issues to consider with this application are;

• a. The impact on the house itself (GP 2 and RDG 2021);
• b. Impact on the character and appearance of the street scene of the area (GP2, STP 3, EP 42 & RDG 2021); and
• c. Impact on the amenities of the neighbours (GP 2 and RDG 2021).

7.2 Visual Impact

• 7.2.1 The proposed extensions are to fill up the gaps on the rear elevation of the dwelling and flush with the existing conservatory and tie in with the existing flat roofed garage, with the scheme only increasing slightly the footprint of the existing dwelling. The proposal would in terms of size and scale would also be proportionate to the main dwelling. As such, it is considered that the scheme would be more in keeping with the roof system and appearance of the existing dwelling.
• 7.2.2 It is also noted that the rear garden is considerably enclosed by the existing boundary treatment which would limit views from the neighbouring properties to the rear garden, thus diminishing any impacts that could result from the development in terms of visual impacts. Additionally, the proposed extension would be introducing a modest built form with general appearance considered to be proportionate to the rear elevation and designed to serve a specific purpose by increasing the size of functional spaces within the dwelling.
• 7.2.3 With regard to the impact on the visual amenities of the street scene and locality as a whole, it is considered that the proposed rear extension will be in keeping with the existing appearance of the existing property and in turn the street scene and the area, although it is noted that there would be no views to the extension from any vantage point within the street scene of Reayrt Carnane or Tromode Close to the rear. Moreover, the proposed design, finish and materials would reflect the existing finish and materials common within the street scene, such as flat roofs, UPVC doors and windows, and painted pebbledash render finish on external walls, making the change a fitting addition to the street scene.
• 7.2.4 It is also considered that the proposed terrace extension would respect the appearance of the existing terrace and property and would not result in adverse impacts on the appearance of the dwelling. Its location at the rear and where it is screened by the existing timber fence to the side of the dwelling would ensure there are no adverse impacts on the character of the existing street scene and locality.
• 7.2.5 In conclusion, it is considered that the proposed development would comply with the provisions of General policy 2 of Isle of Man Strategic Plan 2016 and the Residential Design Guide, as the proposal would not unacceptably harm the characteristics of the existing building or the character of the immediate street scene and locality.

7.3 Neighbouring Amenity

• 7.3.1 In terms of impact on neighbouring amenity, it is considered that the level and scale of development proposed here, especially being single storey and set about 4m from the boundary with the immediate neighbour at No. 21 Cronk ny Greiney (and 6.9m from the side of this dwelling), would ensure that the development does not cause harm to the enjoyment of

• neighbouring amenity. Whilst the new corner bi-fold doors on the northwest elevation would look towards this neighbour to the north, the existing mature boundary treatment would ensure there are no overlooking views to the neighbour at No. 21 Cronk ny Greiney.
• 7.3.2 Granting the position of the new extension, particularly the northern addition has the potential to create loss of light, being positioned south of the dwelling at No. 21 Cronk ny Greiney, where it is expected that overshadowing impacts should be intensified due to the suns orientation which is east to west (See Paragraph 7.3.3 of RDG 2021), the distance of the new extension relative to the neighbour, as well as the intervening mature landscaping would ensure the proposal will not cause any significant harm in terms of overshadowing and loss of light. Likewise, the mature landscaping on the boundary would also diminish any overbearing impacts for this neighbouring property.
• 7.3.3 With regard to the proposed terrace extension, it is considered that there would be no adverse impacts on the amenities of the neighbouring property at 21 Cronk ny Greiney, Tromode Park given that the existing timber fence which sits on the boundary of the dwelling and by the terrace would be extended at the same height along the terrace to ensure that overlooking does not result from the proposal. It is also considered that the extension of the timber fence to provide screening would not result in loss of light or overbearing impacts given that a shed which is almost the same height with the fence and a tree sits on this boundary and within the neighbouring property; thus serving to ameliorate any impacts in this regard.
• 7.3.4 Based on the foregoing, it is considered that the new single storey rear extension and terrace extension would not alter considerably the relationship between the application site and its neighbours, or result in adverse impacts in terms of overlooking, overbearing impacts and overshadowing.

- 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 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: 13.06.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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