Officer Report

Application No.: 18/00332/B Applicant: Mr Darren Christopher Proposal: Erection of a rear extension Site Address: 14 Devonshire Crescent Douglas Isle of Man IM2 3RD Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.05.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information: This approval relates to drawing reference number 159-01 received on 29th March 2018. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site represents the curtilage of an existing property 14 Devonshire Crescent, Douglas which is a two storey semi-detached dwelling, with gardens to the front and the rear of the property. The dwelling is located to the northern side of Devonshire Crescent. The property sits within a wider urban housing estate setting within Douglas.

- 2.0 PLANNING POLICIES

2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Douglas Local Plan. The site is not within a Conservation Area. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, which 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (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."

3.0 PLANNING HISTORY - 3.1 The previous planning applications are considered relevant in the assessment and determination of this application: - 3.2 Extension to dwelling and garage - 99/01353/B - APPROVED - 3.3 Construction of garage extension - 94/00438/B - APPROVED - 3.4 Alterations to convert existing garage into kitchen and utility room - 86/00571/B APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the erection of a rear extension.

5.0 REPRESENTATIONS - 5.1 No Highway implications (14.05.2018). - 5.2 Douglas Borough Council do not object (03.05.18).

6.0 ASSESSMENT - 6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities. Potential visual impact upon the street scene

6.2 The proposed rear extension in terms of its design, proportion, siting and finishes are appropriate and in keeping with the main dwellings house and would be an acceptable form of developments, even though the rear extension would be screened from public views within the street scenes. Accordingly, from these respects the proposals would comply with General Policy 2. - 6.3 The neighbouring most likely to be affected would be Nr 12 to the east of the site, by the proposed rear extension. Currently, there is a shared mature hedgerow/landscaping between the properties. Overall, while the proposals will increase built development closer to the neighbouring property and therefore will have a greater impact than the existing situation; it is not considered given the extension design, height, siting and depth in relation to the neighbouring property, the proposal would not significantly impacts neighbouring amenities (loss of light, overbearing impact or loss of privacy) to warrant a refusal.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 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 in Article 6(4) who should be given Interested Person Status.

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.

Decision Made : Permitted Date : 21.05.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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