DEC Officer Report

Application No.: 22/00966/B Applicant: Mr Peter Bergquist Proposal: Demolition of existing flat roof extension on the northeast elevation and erection of a replacement pitched roof extension with stone cladding. Demolition of a chimneystack, a terrace and a rear porch and installation of new PVC fascias and PVC windows. Reroof the dwelling with different tiles than existing Site Address: Brae Villa Tromode Road Douglas Isle Of Man IM2 5EJ Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.11.2022

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 July 2021.

Plans/Drawings/Information;

This approval relates to the documents and drawing no. 100 Rev A which have been received on 3rd August 2022 and 101 Rev D which has been received on 13th October 2022. _______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject

matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

IOM Victorian Society Marjon House, Alberta Drive, Onchan

is not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of Brae Villa, Tromode Road, Douglas, a detached dwelling located on the southwest of Brae Villa. - 1.2 The house consists of a two-storey pitched-roof main dwelling, a single-storey pitched roof side extension on the northwest elevation, a single-storey flat-roof front extension and a single-storey conservatory on the northwest elevation of the side extension. There is also a decking on the southwest elevation and a porch on the southeast elevation.

2.0 THE PROPOSAL - 2.1 The proposal is the demolition of the existing flat roof extension on the northeast elevation and the erection of a replacement pitched roof extension with stone cladding, the demolition of a chimneystack, a terrace and a rear porch and the installation of new PVC fascias and PVC windows. Reroof the dwelling with different tiles than existing.

3.0 PLANNING HISTORY - 3.1 Re-roof dwelling with different materials was APPROVED under PA 02/01113/B. - 3.2 Construction of conservatory was APPROVED under PA 91/00053/B.

4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

• o Strategic Policy 3, 5
• o General Policy 2 (b) (c) (g) (m) (n)
• o Paragraph 8.12.1
• o Environment Policy 42
• o Community Policy 7 and 10
• o Infrastructure Policy 5

PPS and NPD

4.3 No Planning Policy Statement or National Policy Directive is applicable to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application:

• o Section 4.5 Front Extensions
• o Chapter 5 Architectural Details
• o Chapter 7 Impacts on Neighbouring Properties

6.0 REPRESENTATIONS - 6.1 Douglas Borough Council has no objection to this application (26.08.2022). - 6.2 DoI Highway Services states there is no highway interest in this application (18.10.2022). - 6.3 IOM Victorian Society wrote in objection to this application (27.08.2022). The comment requests the building be assessed for registration. The comment also states that the new extension would blur the outline of the hut and alternative design should be considered.

7.0 ASSESSMENT Point of Clarification - 7.1 While the building has some historic importance, after discussion with the Assistant Registered Building Officer, the building does not meet registration criteria and therefore will be assessed as a typical dwelling. - 7.2 The key considerations of this application are its impact on the house itself, on the character and street scene of the area, on parking provision and on the amenities of the neighbours. Design of the House Itself - 7.3 The extension is designed in a similar style compared to the main dwelling. The contrast of different finishing would prevent the extension from blurring the outline of the original building. The other alterations would not have a negative impact on the character of the area. Character and Streetscene - 7.4 The pitched roof extension would not have a negative impact on the character of the area. The other alterations would not have a negative impact on the character of the area. Neighbouring Amenities - 7.5 It is considered that there is no concern of overbearing or overshadowing impact. - 7.6 The extension only looks onto the road. Therefore, it is considered that there is no concern for overlooking.

8.0 CONCLUSION - 8.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide July 2021 and is recommended for an approval.

9.0 INTEREST PERSON STATUS - 9.1 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.

9.2 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: 23.11.2022 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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