Planning Officer Report

Case Officer: Mr Ian Brooks Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The site comprises the residential property of No.2 Strathallan Crescent. To the south west of the application site is No.1 Strathallan Crescent and to the north east of the site is a service lane running between the application site and No.3 Strathallan Crescent.

The Proposal

1. The application is seeking planning permission for the enlargement of an existing balcony, installation of rooflights and the creation of a roof terrace over the existing garage.

Planning Status And Relevant Policies

1. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2, Paragraph 8.12.1, Environment Policy 35

Planning History

1. There are previous applications which are considered relevant in the determination of this application. These are:

10/00800/B – Installation of three rooflights and a sun tunnel – granted 10/00372/B – Installation of replacement windows and creation of a window from existing rear door – granted 05/01377/B – Erection of a garage – approved at appeal. 96/00307/B – Replacement uPVC windows – granted

Representations

1. Highways Division of the Department of Infrastructure have not commented on the application.

1. Douglas Corporation have not objected to the application

1. Community Planning Service of 33 Ballaquark has objected to the application on the following grounds: 1) Insufficient information has been provided to assess the application; 2) There is no

Application No.:	11/01025/B
Applicant:	Mr Ian Saunders
Proposal:	Enlargement of existing balcony, installation of roof lights and creation of a roof terrace over garage
Site Address:	2 Strathallan Crescent
Douglas
Isle Of Man
IM2 4NR

details of height or materials for the proposed visual screen; 3) There are no details of how the enlarged floor for the balcony is to be supported over the front porch.

1. The occupier of No.3 Strathallan Crescent have objected to the application on the following grounds: 1) overlooking

ASSESSMENT

1. The principal issues in assessing this application are a) Impact on the residential environment of the neighbouring properties, and c) Impact on the visual amenities of the locality. The following paragraphs deal with these issues in the above order.

Impact On Residential Environment

1. In respect of the impact on No.3 Strathallan Crescent, the neighbouring property is set to the north east of the application site. The application is proposing to erect a screen along the north eastern wall of the garage so as to prevent any overlooking from occurring. It is considered the proposal will not result in any significant harm to the residential environment of No. 3 Strathallan Crescent in terms of overlooking and loss of privacy.

1. In respect of the impact on No.1 Strathallan Crescent, the application site is set northeast of the neighbouring property. The proposed terrace will be set 1.6m away from the neighbour's side of the boundary wall. A 1.8m high screen will be constructed to prevent any overlooking from occurring. Due to the position of the terrace set away from the boundary the proposed screen will not create a visual intrusive structure when viewed from the yard area of the neighbouring property. However, the application is proposing to create a screen next to the proposed staircase to the roof terrace. The screen will be positioned on part of the boundary wall which facing onto a neighbour's wall that is covered in Ivy. The proposed screen will be constructed off the applicant's side of the boundary wall. This will give the impression that the fencing is set 350mm away from the neighbours side of the boundary way. The screen would be visible from the rear yard of No.1 Strathallan Crescent; however, the screen is not directly opposite the yard area to result it being overbearing or visually intrusive. On balance, it is considered the proposal will not adversely affect the residential environment of No.1 Strathallan Crescent.

Visual Amenity

1. In respect of the impact of the roof terrace and the rear rooflight on the visual amenities of Strathallan Crescent, the application site is located within a Conservation Area. The proposed works will be located to the rear of the property and will not be readily visible from the public highway of Strathallan Crescent. The proposal will have a neutral effect on the character and appearance of the Conservation Area and will not adversely affect the visual amenities of the locality.

1. In respect of the impact of the side rooflight on the visual amenities of Strathallan Crescent, the rooflight will be installed onto a hipped section of the roof. The proposal would not be readily visible from the public highway of Strathallan Crescent. The proposal will have a neutral effect on the character and appearance of the Conservation Area and will not adversely affect the visual amenities of the locality.

1. In respect of the impact of the enlargement of the balcony to the front of the property, the proposal has been subject of pre-application discussions between the agent and the Conservation Officer/Planning Officer. The proposed enlargement of the existing balcony is relative minor alteration to the property. The Conservation Officer is content with the proposed works. It considered the proposal will have a neutral effect on the character and appearance of the Conservation Area.

Recommendation

1. It is recommended that planning permission be granted subject to conditions.

Party Status

1. Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.

1. The Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways Division cannot be afforded party status in this instance.

1. The occupiers of No.3 have objected on planning matters and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 05.10.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the enlargement of existing balcony, installation of roof lights and creation of a roof terrace over garage as shown in drawing numbers 1109/PL001, 1109/PL002 and 1109/PL003 date stamped 22 July 2011, 1109/PL001 Rev A, 1109/PL004 and 1109/PL005 date stamped 26th August 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made: Permitted Date: 21.12.11

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

OR Signed: _________________________ Jennifer Chance Development Control Manager

5 October 2011 11/01025/B Page 4 of 4