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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00265/B Mr Paul Shimmin & Miss Sinead King Erection of a single and two storey extension to rear elevation of dwelling Carraghan Lower Dukes Road Douglas Isle Of Man IM2 4BH Site Address : Case Officer: Photo Taken : Site Visit: Expected Decision Level: Miss Laura Davy 31.03.2014 31.03.2014 Officer Delegation Officer's Report 1.0 THE SITE 1.1 The application site is the curtilage of Carraghyn, Lower Dukes Road, Douglas which is a two storey semi-detached 30's style property which adjoins Conister View. There are two sets of semi's both pairs are situated to the north western side of the highway. To the south west of the application site is 11 Lower Dukes Road which is a two storey detached dwelling, this is at a much lower level than the application site. 2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of a two storey extension to the rear elevation with a single storey extension adjacent to the shared boundary. The ground floor extension would have a floor area of approximately 4.1m x 6.6m. The first floor extension would have a floor area of approximately 4.1m x 4.1m. The ground floor extension would have a lean-to roof, the first floor extension would be finished with a hipped roof. 2.2 The extension would be finished with dashed render to match the existing dwelling and roof tiles to match the existing. 3.0 PLANNING HISTORY 3.1 The previous planning application is considered to be specifically material in the assessment of the current application; PA 09/01046/B Alterations and erection of an extension to dwelling - approved 4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007). 4.2 General Policy 2 Development which is in accordance with the land-use zoning and proposals in the appropriate Area Pian and with other policies of this Strategic Plan will normally be permitted, provided that the development: 14/00265/B Page 1 of 4 9 April 2014

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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 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. 5.0 CONSULTATIONS 5.1 The owner/occupier of Conister View, Lower Dukes Road, Douglas objects. They feel that the two storey extension will significantly reduce the amount of light, they feel that it will dominate and overshadow their property. They also raise concerns regarding the proximity of the single storey extension to the boundary wall between the two properties. They have some concerns regarding subsidence. 5.2 Highway Services do not oppose 6.0 ASSESSMENT 6.1 The application seeks approval for the erection of an extension to the rear elevation. The main issues to consider in the assessment of the application are the impacts upon the amenities of the neighbouring properties and the impact upon the character and appearance of the dwelling. 6.2 The proposed extension would form two parts, the single storey ground floor and the two storey element. 6.3 The single storey extension would be built up to the boundary which is shared with Conister View. Conister View also has a single storey lean-to extension; the proposed extension would project slightly beyond the existing extension of Conister View but not to an extent which would have an unacceptable impact. The two storey extension however could have an impact upon the outlook from both the ground floor and first floor of Conister View. However, given that Conister View has a single storey extension and the two storey extension would be set back from the shared boundary by approximately 3m it is considered that the proposed extension would not have an undue impact upon the outlook from Conister View. Given the orientation of the property in relation to Conister View it is considered that the proposal would not result in the undue loss of light to Conister View. 6.4 The proposed two storey extension would be erected off the rear elevation and would be adjacent to the shared boundary shared with 11 Lower Dukes Road. 11 Lower Dukes Road and the garden is at a lower level than the application site. 6.5 Carraghyn currently projects just over 2m beyond the rear building line of 11 Lower Dukes Road, the proposed extension would result in an overall projection of approximately 6m beyond the rear elevation of 11 Lower Dukes Road. It is considered that this two storey extension would have an unacceptable impact upon the amenities of 11 Lower Dukes Road as it would appear overbearing and may result in some overshadowing of the garden during the morning. 6.6 For the above reasons the application is considered to be unacceptable and is recommended for refusal. 7.0 PARTY STATUS 9 April 2014 Page 2 of 4 14/00265/B

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7.1 The local authority, Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded Interested person status. 7.2 The owner/occupier of Conister View, Douglas is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (b), considered an "interested person" and as such should be afforded interested person status. 7.3 The Highway Services of the Department of Infrastructure is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (d), considered an "interested person" and as such should be afforded interested person status. Recommendation Recommended Decision: Refused Date of Recommendation: 07.04.2014 Conditions and Notes for Approvai / Reasons and Notes for Refusai C : Conditions for approvai N : Notes attached to conditions R : Reasons for refusai O : Notes attached to refusais R 1. By reason of its scale and proximity to the boundary, the proposed two storey extension would have an adverse impact upon the outlook from 11 Lower Dukes Road which would be contrary to General Policy 2 g) and Paragraph 8.12.1 of the Isle of Man Strategic Plan. This approval relates to I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made : Refused Date: Determining officer (deiete as appropriate) Signed :... Chris Balmer Senior Pianning Officer Signed :... Sarah Corlett Senior Pianning Officer Signed Michael Gallagher Signed :... Jennifer Chance 9 April 2014 14/00265/B Page 3 of 4

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Director of Planning and Building Control Head of Development Management 9 April 2014 14/00265/B Page 4 of 4