DEC Officer Report

Application No.: 20/00077/B Applicant: Mr Dominic Mead Proposal: Erection of a rear extension Site Address: 11 Honeysuckle Lane Douglas Isle Of Man IM2 7DY Planning Officer: Mr Peiran Shen Photo Taken: 03.03.2020 Site Visit: 03.03.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.04.2020 _________________________________________________________________

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 GP2 of the Strategic Plan and the Residential Design Guide.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing no.1530.2 date-stamped as having been received on 24th January 2020. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of 11 Honeysuckle Lane, Douglas, a single-storey bungalow located at the southeast of the end of Honeysuckle Lane.

1.2 The bungalow has a hip roof. The bungalow is finished in white paint. - 1.3 There is an existing extension on the south elevation of the dwelling.

2.0 THE PROPOSAL - 2.1 The proposed work is the erection of a single-storey extension on the rear elevation to the north of the property. - 2.2 The proposed extension is going to have the following features:

• o approx. 5.3m wide and projecting 4.3m from the rear elevation of the bungalow ;
• o A pitch roof with design to match the existing.
• o The elevations will be finished in smooth render;
• o Panorama bi-fold doors on the south elevation;
• o two fixed panel windows on the east elevation;

2.3 The proposed work also involve the following:

• o Addition of two small windows on the north elevation of the bungalow;
• o Expand gable over the front door

3.0 PLANNING HISTORY - 3.1 The side extension was approved under PA 16/01380/B.

4.0 PLANNING POLICY - 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential Use in the Douglas Local Plan 1998. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 General Policy 2: "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".

4.4 "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use: 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 an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 4.5 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 4.6 RDG 4.2 Single Storey Rear Extension sets out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection)

• and location. The section also specifically mentioned that terraced/semi-detached dwellings have the potential for the greatest concern due to the potential of "tunnel effect".
• 4.7 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that the extension should have a similar style with the main dwelling for a coherent appearance unless the clash between modern and traditional design can be handled with elegance.
• 4.8 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.

5.0 REPRESENTATION - 5.1 Douglas Borough Council has no objection on this application (07/02/2020). - 5.2 DoI Highway Services do not oppose this application (17/02/2020).

6.0 ASSESSMENT - 6.1 The main concerns for this application are its impact on the character and landscape of the area and its impact on the amenities of the neighbours. - 6.2 The extension is at the rear of the property, there are no public vantage points that have a clear view of the extension. The extension is designed in a similar style as the main dwelling. It should not stand out around the neighbours. Therefore, there is no adverse impact on the character or landscape of the area. - 6.3 Since the dwellings and its adjacent dwelling are all detached house, there is little concern regarding the loss of light and overbearing impact upon the outlook of neighbouring properties. Same goes for the addition of windows on the north elevation of the bungalow. - 6.4 There are fences with the closest dwelling so there is no loss of privacy for the neighbouring dwelling. - 6.5 The gable is still within proportion to the dwelling and therefore does not has negative impact on the landscape.

7.0 CONCLUSION - 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide Section 4, 5 and 7. Therefore, it is recommended for an approval.

8.0 IINTEREST PERSON STATUS - 8.1 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.

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 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.

Decision Made : Permitted Date: 14.04.2020 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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