DEC Officer Report

Application No.: 20/01455/B Applicant: Miss Lynsey Hignett Proposal: Erection of a detached garage Site Address: 22 Laureston Grove Douglas Isle Of Man IM2 4BG Planning Officer: Mr Peiran Shen Photo Taken: 22.01.2020 Site Visit: 22.01.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.02.2021 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing no.1902-01 date-stamped as having been received on 3rd December 2020. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of 22 Laureston Grove, a two-storey endoff-terrace located on the east of the south end of Laureston Grove. There is a driveway on the south side of the property. At the end of the driveway, there is a flat roof garage.

- 2.0 THE PROPOSAL

2.1 The proposed is the erection of a single-storey detached garage on the north of the existing garage.

3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.

4.0 PLANNING POLICY - 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential in the Area Plan for the East. - 4.2 In terms of strategic policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 General Policy 2: "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;
• (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".

4.4 "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use: 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 an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 4.5 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 4.6 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.

5.0 REPRESENTATION - 5.1 Douglas Borough Council has no objection on this application (23/12/2020). - 5.2 DoI Highway Services do not oppose this application (24/12/2020). The comment states there is no significant negative impact upopon highway safety, network efficiency and/or parking. The garage is suitable for parking and storage of bicycles and other items although the door width is 0.1m narrower than the Guide for Manx Road.

6.0 ASSESSMENT - 6.1 The main concerns for this application are its impact on the character and street scene of the area and its impact on the amenities of the neighbours. - 6.2 The erection of a garage is listed as permitted development in the Town and Country (Permitted Development Order) 2012. However, this garage is the second garage within the

• curtilage (the requirement is for a first one). Therefore, the proposal does require a planning approval.
• 6.3 There is a presumption in favour of extension as set out in GP2 and paragraph 8.12.1 subject to the works not having any adverse impact on the character or appearance of the area and the amenity of those in surrounding dwellings. As such, these are the main concern in this case, along with the impact on local traffic.
• 6.4 The proposed, however, is a detached garage. It is consider the policy on extension would apply here as the potential impact on visual design and neighbouring amenity are similar for both.
• 6.5 The garage is at the northeast of the property. The existing garage are visible by the public. The garage is designed in a similar style as the existing garage. It should not stand out around the neighbours. Therefore, there is no adverse impact on the character or landscape of the area.
• 6.6 There is no concern regarding the loss of light and overbearing impact upon the outlook of neighbouring properties its impact it's the same as the existing garage and there are no additional impact created by the two garages as a whole.
• 6.7 There is no loss of privacy for the No. 24 as the window can only view the rear elevation of the rear extension of NO. 24.

7.0 CONCLUSION - 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide Section 4, 5 and 7. Therefore, it is recommended for an approval.

8.0 IINTEREST PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land which the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 03.02.2021 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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