Officer Report

Application No.: 18/01187/B Applicant: Adam McCullough & Sara-Jayne Dodge Proposal: Demolition of existing conservatory and erection of kitchen/dining extension Site Address: 24 Harcroft Avenue Douglas Isle Of Man IM2 1PD Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.12.2018 _________________________________________________________________

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 the submitted documents and drawings reference number 01 all received on 12th November 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 24 Harcroft Avenue, Douglas which is a two storey detached dwelling, with gardens to the front, and the rear of the property. The dwelling is located to the northern side of Harcroft Avenue. 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 an "predominately residential use" under the Douglas Local Plan and the Draft Area Plan for the East . 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 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for the alterations and erection of extension to rear elevation. The flat roofed extension would have a maximum rear protection of 3.9m, a width of 5.9m and a height of 3m. The extension would be finished in Marley Cedral Vertical Cladding (light grey colour).The proposal would replace an existing rear smaller conservatory.

5.0 REPRESENTATIONS - 5.1 No comments received at the time of writing this report.

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 extension would be screened from the majority of public views from the surrounding roads due to existing built development and boundary features. The design being flat roof in design differs from the main dwelling house which has a pitched roof. However, the proposal replaces an existing conservatory which itself isn't in keeping, and with new extension having a dark grey cladding and larger expanse of glazing gives a more contemporary feel and therefore it is considered acceptable. Arguable, most important fact is that the extension

would not be apparent from public views. Accordingly, from these respects the proposals would comply with General Policy 2.

Potential impact upon neighbouring amenities

6.3 The main issue relates to the potential impacts upon the neighbouring properties (namely Nrs 23 & 25 Harcroft Avenue), namely through loss of light, overbearing impacts and/or overlooking. However, given the size, height and siting of the extension in relation to the neighbouring properties and the orientation of the neighbouring properties and given the landscaping features around the boundaries of the site, it is not considered the proposed extension would have a significant adverse impacts upon the surrounding neighbouring amenities to warrant a refusal of the extension.

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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 17.12.2018 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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