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Application No.: 18/00752/B Applicant: Mr Raymond & Mrs Linda Taubman Proposal: Removal of an existing greenhouse and shed and erection of a storage building (in association with 18/00753/CON) Site Address: 14 Malvern Road Douglas Isle Of Man IM2 5AS Head of Development Management: Miss Jennifer Chance Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.12.2018 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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; The plans approved as part of this application are: 01 _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.1 Mid terrace house in Selborne Drive Conservation Area.
2.0 PROPOSAL - 2.1 It is proposed to demolish an existing timber shed and greenhouse and replace it with a store that would be 3.5m high to its pitch where it abuts the back lane and 4.2m high to its pitch at the elevation adjacent to the dwelling. It would be just under 6m in length and would abut the wall of the neighbouring property to its east.
3.0 PLANNING POLICY Douglas Local Plan 1998: Site Designation - 'Predominantly Residential' Selborne Drive Conservation Area Character Appraisal
Isle of Man Strategic Plan 2016: General Policy 2 (GP2) that seeks to ensure inter-alia that development does not adversely impact the amenity of local residents or the character of a locality. Environment Policy 35 - Development must preserve or enhance Conservation Areas
4.0 PLANNING HISTORY None relevant - 5.0 REPRESENTATIONS Douglas Borough Council (17.8.18) - No objection Highway Services (16.8.18)- The application states that the proposed building would be used to store bicycles. There is no site car parking at the dwelling and no room to create such. The proposals should not create any new highway issues provided that the proposed garage door for the new building would be a roller shutter door that would not project over the adjacent back street when opened and obstruct it. This can be secured via a planning condition. - 6.0 ASSESSMENT Impact on character of the conservation area: The proposed development lies to the rear of the property and would only affect the back alley and as such there would be little or no impact on the special character of the conservation area.
Impact on highways: See comments from Highway Services above. The back alley is less than 4m in width and it would be impossible for a standard a car to manoeuvre in and out of the garage/store. It could however been used for motorcycles or cycles. A condition to request doors do not open out onto the rear alley is sensible if only to protect the amenity for all users.
Impact on neighbouring properties: The store is relatively high and long when considered in respect of its proximity to neighbouring properties. There would be a negative impact on each neighbour. In terms of no13 which lies to the south-east there would be a reduction in some sunlight in the evenings from spring to autumn. The building would also be quite imposing (at 3m high to its eaves and just under 4m to its pitch). However, like its neighbour, its garden is set at two levels (with the highest level nearest the back lane) where the impact would not be so significant. In terms of number 15, the building would lie almost directly to its east and would only impact on early morning sun (6-9am) after which the terrace of houses itself blocks the light until late evening. The building is set about 900mm away from the boundary and consequently its impact is less. As the acceptability of the store is borderline in terms of its impact on the neighbours, each side were contacted by letter to ask for their views on 17 October 2018. Neither side responded. Although it is likely that there would be some impact it is not considered to be such that it would warrant a refusal particularly as the new store would replace existing structures. It is noted that there are a number of buildings in the gardens of the terrace, however it is important that each case is determined on its own merits.
7.0 CONCLUSION The proposal is considered acceptable and in accordance with the Local Area Plan and the appropriate policies within the Isle of Man Strategic Plan 2016. - 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:
8.2 No other representations were made and consequently no parties are recommended for 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 : 07.12.2018 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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