Planning Officer Report

Case Officer: Mr Steve Stanley Photo Taken: Site Visit: 15.02.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The application site is a mid-terrace house situated on the north side of Alexander Drive (No. 10). The property is two storey but has accommodation within the roof space. At the rear there is a two storey outlet connected to which is a further single storey lean-to extension. In addition there is a small utility room which sits within the area adjacent to the boundary shared with No. 11.

The Proposal

1. The application seeks planning permission for the erection of single storey extension to replace the existing utility room structure. The extension would have a lean-to roof which would slope down towards the boundary wall hared with No.11 where its eaves height would be 2.4 metres. A pair of doors would be incorporated which would open out onto the rear yard. External finishes would match those of the existing rear elevation of the building.

Planning Status And Relevant Policies

1. The site is designated as being residential use by the Douglas Local Plan. The site is also within a Conservation Area. 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 states that:

"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;

Application No.:	12/00135/B
Applicant:	Patricia Adrienne Whyte & Marjorie Stirling James
Proposal:	Demolition of existing rear annex and erection of a replacement extension
Site Address:	10 Woodbourne Villas Alexander Drive Douglas Isle Of Man IM2 3QG

• (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."

Environment Policy 35 states that:

"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character and appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

Paragraph 8.12.1 states that:

"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."

Planning History

1. PA11/00445/B sought approval for the demolition of existing rear elevation annex and erection of replacement extension. This was refused for the following reason:

"The proposed extension would be contrary to General Policy 2 and paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 by reason that its siting, design, projection and height would result in demonstrable harm to the residential environment of No. 11 Woodbourne Villas in terms of being overbearing, visually intrusive and causing a tunnelling effect."

This decision was upheld by the Minister on appeal.

Representations

1. Douglas Borough Council does not object to this application.
2. The Highways Division of the Department of Infrastructure does not object to this application.

Assessment

1. The proposal follows on from a recently refused application for a similar form of development. In that case the extension proposed was taller having an eaves height at the shared boundary of approximately 3.4 metres. The new proposal has been reused so that this height would be approximately 2.4 metres. The extension would

project along the boundary for a distance of just over 4 metres. It is judged that the proposal would not have an unacceptable impact upon the amenity of No. 11.

1. In terms of the Conservation Area, the development is proposed to the rear elevation of the building and due to its single storey height would not be readily visible to the public. In any case, the extension is judged to be sympathetically designed so as to fit in with the architecture of the terrace.

9. RECOMMENDATION

1. Permit.

11. PARTY STATUS

1. It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

1. Douglas Borough Council

1. Accordingly the following parties are not granted Interested Party Status:

1. The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 08.03.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : 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 approval relates to the demolition of existing rear annex and erection of a replacement extension, 10 Woodbourne Villas, Alexander Road, Douglas as shown by 163/01, 163/02, 163/03, 163/04 Rev A, 163/05 B, 163/06 Rev A, 163/07, 163/08 Rev A, 163/09 Rev A and 163/10 Rev A received 30th January 2012.

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

Decision Made : Permitted Date : 8/3/12

Determining officer (delete as appropriate)

Signed : [Handwritten signature: "A. H. H."] Anthony Holmes Senior Planning Officer

Signed : [Blank] Michael Gallagher Director of Planning and Building Control

Signed : [Blank] Sarah Corlett Senior Planning Officer

Signed : [Blank] Jennifer Chance Development Control Manager