Officer Report

Application No.: 16/01191/B Applicant: Mr & Mrs Wai Queen Cheung Proposal: Erection of a front porch, ground and first floor extension to dwelling Site Address: 11 Harcroft Meadow Douglas Isle of Man IM2 1JS Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of 11 Harcroft Meadow, Douglas which is a two storey detached property situated to the western side of Harcroft Meadow at the end of residential cul-desac.

- 2.0 THE PROPOSAL

2.0 The application seeks approval for the erection of a front porch, and a two storey extension to the north gable of the main dwelling house, incorporating an existing single storey utility room. - 2.1 The proposed two storey extension would have a width of 2.8 metres, a maximum depth of 8 metres and a height of 7.5 metres. The front proch extension would have a width of 2.7 metres, a depth of 1.3 metres and a ridge height of 3.5 metres.

- 3.0 PLANNING HISTORY

3.1 The previous planning applications are considered to be specifically material in the assessment of the current application: - 3.2 Ground and first floor extension, and conversion of garage to additional living accommodation - 10/00072/B - APPROVED - 3.3 Erection of a conservatory to rear elevation and installation of an additional window to side elevation of garage - 03/01339/B - APPROVED

- 4.0 DEVELOPMENT PLAN POLICIES

4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan Order 1998. The site is not within a Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007). - 4.2 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;

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• 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.

4.3 Paragraph 8.12.1 states: "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 existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 5.0 CONSULTATIONS

5.1 Highways Division do not oppose (received on 14.03.2016) with the following condition attached: "1. Prior to any construction the access shown on drawing to be approved by the planning authority shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter. Reason: In the interest of highway safety" - 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of the application are the potential impacts upon the character and appearance of the street scene, the potential impacts upon the neighbouring properties and whether adequate off street parking provision would be provided. It should be noted the proposed two storey extension to the gable end of the property has been previously been approved under application 10/00072/B.

6.2 The proposed side extension would be in-keeping with the character of the existing building with the use of matching materials throughout ensuring that the new built form would blend with the existing and would represent a continuation of the existing form and general design of the dwelling. The proposed extension would fit comfortably within the side elevation without adversely impacting upon the existing property. At present there can be two off-street vehicles accommodated within the existing driveway without an alterations, so the removal of the existing garage is acceptable. - 6.3 It is considered that 10 Harcroft Meadow would be the property most affected by the proposed side extension, due to its proximity. 10 Harcroft Meadow is sited to the north of the application site, with a separation of approximately 2200mm, which at present creates a limited degree of overshadowing. The introduction of a two storey side extension (in place of single storey building) would intensify the overshadowing affect; however, as there are no habitable windows to be adversely affected by the proposed development and as the garage of 10 Harcroft Meadow is nearest to the proposal (and not the main dwellinghouse); it is judged that the private or public residential amenity of the neighbouring properties would not be unduly affected by the proposed application as to warrant a refusal of the application.

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6.4 The proposed front porch extension is also consider appropriate in terms of proportion, form , design and finish and would be in keeping with the existing property and the street scene. - 6.5 The proposed development would be a modest addition to the dwelling, without creating a dominant feature within the street scene. The proposed side extension would be in-keeping with the character of the existing property and the locality; as such, it would not detrimentally affect the visual amenities of the surrounding area in general.

7.0 RECOMMENDATION - 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.

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.

Recommendation Recommended Decision: Permitted Date of Recommendation: 22.11.2016 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 drawings reference numbers 2016/41/01, 2016/41/02 and 2016/41/03 received on 19th October 2016.

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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: 24.11.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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