Officer Planning Report

Application No.: 09/01575/R Applicant: Mr \& Mrs Christopher Thomas Proposal: Alterations to approved extensions (05/01865B \& 08/00210B) installation of railings to first floor parapet walls, erection of entrance gates with stone pillars and associated garden walls, driveway re-surfacing, paving of patio areas Site Address: The Dolls House Old Castletown Road Douglas Isle Of Man IM2 1QB ### Considerations Case Officer : Mr Gary Barr Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications Consultee : Douglas Corporation Notes: no objections.

Officer's Report

The Site

The application site represents the residential curtilage of "The Dolls House" which is an existing large detached dwelling situated adjacent to the entrance of the Nunnery; to the west of the Nunnery Mill; south of the River Douglas and north of the Old Castletown Road in Douglas. The property sits on a significant plot, surrounded by vegetation and comprises a two storey hipped roof dwelling with adjoining garage.

The Proposal

This retrospective planning application is seeking approval for alterations to previously approved extensions under PA 08/00210/B. This has consisted of the installation of railings to first floor parapet walls, erection of new entrance gates with stone pillars and associated garden walls, driveway resurfacing and the paving of patio areas.

Planning Status

The application site is within an area of "Private Woodland" under the Douglas South Local Plan, which was adopted by Tynwald in 1998. With the site having a history of development and residential

use, it is considered that within the Isle of Man Strategic Plan 2007 the following policy should be considered in the assessment of this current planning application - 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 (n) is designed having due regard to best practice in reducing energy consumption." PLANNING HISTORY The following previous planning applications should be considered relevant in the assessment and determination of this application: PA 01/02582/B - Alterations and extension to dwelling - Refused on Review PA 04/01280/B - Extension to give wheelchair access to first floor and bathroom for wheelchair user - Permitted

PA 05/00350/B - Alterations and extensions to dwelling to provide additional living accommodation including a double garage with a flat over and repair to retaining wall - Refused

PA 05/01865/B - Alterations and extensions (Re submission to 05/00350) - Permitted PA 08/00210/B - Alterations and extensions (comprising an amendment to the development approved under 05/01865/B) - Permitted REPRESENTATIONS The Douglas Corporation has no objection with the proposal. The Department of Transport Highways Division do not oppose - has no traffic management, parking or road safety implications. 3 November 2009

09/01575/R

Assessment

Given the nature of the alterations it is therefore appropriate to assess the impact it has had upon the existing property, the neighbouring properties and the surrounding area in general.

The alterations are considered to be an improvement on what has previously been approved; the use of materials ensuring that the new built form blend in with the existing and would represent a continuation of the existing form and general design of the dwelling. As such, the alterations have had no adverse impact upon the existing property when viewed from the public thoroughfare.

With no neighbouring properties located within the vicinity, and due to the small scale of the alterations which have taken place, there has been no private or public residential amenity lost as a result of the development.

In terms of the surrounding area, the modest additions are not dominant features within the locality, when viewed from the Old Castletown Road or the public footpath to the west. As such, with the developments in keeping with the character of the existing property, it is accepted that there would be no detrimental affect on the visual amenities of the surrounding area in general.

Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

Party Status

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:

Douglas Corporation The Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 02.11.2009

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.

This approval relates to the submitted Drawings 09-J060-05, 09-J060-06, 09-J060-07 and 09-J060-CT (Photographs) all received on 24th September, 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : 19. November 2009

Signed : ______________________________

Senior Planning Officer