Officer Report

Application No.: 16/01213/B Applicant: Mr Michael Johnson Proposal: Erection of a conservatory to the west elevation Site Address: 39 Vicarage Park Douglas Isle of Man IM2 2QE Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The application site represents the curtilage of an existing property 39 Vicarage Park, Douglas. The dwelling is a detached dormer bungalow, with gardens to the front and the rear of the property. The dwelling is located at the western side of Vicarage Park near the end of the residential cul-de-sac.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Douglas Local Plan. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 General Policy 2 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

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• (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 Partial conversion and first floor extension to existing detached garage to provide ancillary living accommodation - 10/00232/B -APPROVED - 3.3 Extension to rear elevation and erection of a replacement garage - 03/01649/B - APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the erection of a conservatory to the west elevation. The proposal would have a depth of 4 metres, a width of 6 metres and a ridge height of 3 metres.

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. - 6.2 The proposed rear extension in terms of its design, proportion, siting and finish are appropriate and in keeping with the main dwelling house and would be acceptable forms of development. Being to the rear elevation the extension would not be apparent within the street scene. Accordingly, from these respects the proposal would comply with general Policy 2. - 6.3 The neighbouring property most likely to be affect would be Nr 38 Vicarage Park which is a two storey dwelling to the north of the site. However, this property is set behind the application property (i.e. front elevation level with rear elevation of application property) and therefore the extension would be parallel with the gable end of Nr 38. Furthermore mature landscaping runs along the northern boundary shared with Nr 38. For these reasons and given the size, height and design of the extension, it is considered the proposal would not have a significant impact to warrant a refusal.

7.0 RECOMMENDATION - 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 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

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Recommendation Recommended Decision: Permitted Date of Recommendation: 28.11.2016 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.

This approval relates to drawing reference 1757-01 received on 27 October 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 30.11.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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