DEC Officer Report

Application No.: 19/00094/B Applicant: Miss Sandra Lee Proposal: Alterations and erection of single storey extension at rear of property. Site Address: 3 Princes Avenue Douglas Isle Of Man IM2 3JB Planning Officer: Mr Nick Salt Photo Taken: 22.02.2019 Site Visit: 22.02.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.03.2019 _________________________________________________________________

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.

Plans/Drawings/Information;

This permission relates to the following plans and drawings, date stamped received on 30th January 2019:

• o 418/1/1 Location plan
• o 418/1/2 Site Plan
• o 418/1/3 Plans as existing and proposed
• o 418/1/4 Details, sections
• o 418/1/P Photographs of site x6 _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The site is the residential curtilage of a Victorian three storey mid terrace property Princes Avenue. The property features a large mono pitch roof three storey extension to the rear, with a small yard and gateway leading to the access lane behind the site. The site is not within a Conservation Area but sits approximately 100m from the boundary of Ballaquayle Road Conservation Area. - 1.2 In the rear yard of the property, behind the extension, there is an outdoor toilet and coal store.

2.0 PROPOSAL - 2.1 The proposal is for the removal of the toilet area and coal store and replacement with a new outdoor bathroom and sitting area. This extension would be joined to the existing featuring a mono pitch roof sloping towards the rear lane, and the use of glazing throughout the roof and front elevation. The area would be accessible through half glazed/ half uPVC patio doors.

3.0 PLANNING HISTORY - 3.1 There is no planning history on file for this site or the immediate surrounding area.

4.0 PLANNING POLICY - 4.1 The proposal site is in an area designated in the Douglas Local Plan 1998 as Predominantly Residential Use. - 4.2 Given the land use designation, General Policy 2 (in part) of the Isle of Man Strategic Plan 2016 applies "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;"

4.3 Paragraph 8.12.1 of the Strategic Plan (IOMSP) is also useful when it comes to assessing this application: "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." - 4.4 Environmental Policy 34 states that in the maintenance, alteration or extension of pre1920 buildings, the use of traditional materials will be preferred. Environmental Policy 36 also states that development close to conservation areas will only be permitted where it will not detrimentally affect views into and out of those areas.

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council have no objections (15.02.19).

6.0 ASSESSMENT - 6.1 The key consideration in the assessment of this application is the visual impact of the proposal on both the character and appearance of the dwelling and the street scene. - 6.2 Whilst the site is close to a conservation area, the proposal would not be visible from public thoroughfares given its location at the rear of the site and mainly hidden by the rear wall. There would therefore be no issue in relation to EP36. Whilst EP34 does state a preference for traditional materials, it is considered that the more modern nature of the 3 storey rear extension and the small scale, well hidden nature of the proposal - as well as the

• 'tidying up' of the current arrangement, would not be harmful to the character of the main dwelling. This character is best visualised at the front of the property.
• 6.3 The character of the street scene of Princes Avenue would be unaffected again due to the positioning of the proposed at the rear of the site.

7.0 CONCLUSION - 7.1 In summary, the proposal is in compliance with General Policy 2 of the Isle of Man Strategic Plan 2016 and is recommended for approval.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) 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: 14.03.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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