Planning Officer Report 09/01046/B

Application No.: 09/01046/B Applicant: Mr Paul Shimmin \& Miss Sinead King Proposal: Alterations and erection of an extension to dwelling house Site Address: Carraghan Lower Dukes Road Douglas Isle Of Man IM2 4BH ### Considerations Case Officer : Ms Henrietta Hopkins Photo Taken: 17.08.2009 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Drainage Division Notes: No objection Consultee : Highways Division Notes: Do not opopse has no traffic management, parking or road safety implications. Consultee : Douglas Corporation Notes: No objection

Officer's Report

The Site

The application site represents the curtilage of Carraghyn, Lower Dukes Road, Douglas. The property is a two storey, semi-detached located in an established residential area.

The Proposal

This application seeks approval for a single storey extension to form a family room to the rear of the existing property; and a pitched roof dormer to the front and rear elevation.

The proposed family room extension will measure and will have a maximum height of 3.7 metres.

Planning Status

The application site is located within an area identified as 'Predominantly Residential Use' in the Isle of Man Development Plan 1982. The Isle of Man Strategic Plan 2007 contains two policies' which are 18 August 2009

considered specifically material to the assessment of this current planning application - Policy General Policy 2 and Environment Policy 35.

Policy General 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;
• (I) 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."

Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

Planning History

The property has had no previous planning applications submitted which are considered to be relevant to this proposal.

Assessment

The application site is located within an area of 'Predominantly Residential Use' under the Isle of Man Development Plan 1982. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 and Environment Policy 35 of Isle of Man Strategic Plan 2007).

Having assessed the proposed development against the above it is concluded that the proposal is acceptable by reason of its siting, scale, form and design. The proposed family room extension would be a modest addition to the property which would fit comfortably within the rear elevation and a condition shall be attached for materials to match the existing property. It is considered that the proposed extension will not have a detrimental impact on neighbouring properties with the attached dwelling (Conister View) having an existing single storey rear extension, with no windows in the gable elevation and there is a high hedge as the boundary line with detached dwelling no. 11.

The proposed dormers are substantially below ridge level and well inset from both sides of the roof and eaves and therefore considered not to have a detrimental impact upon the character of the area. Properties opposite the subject dwelling have dormer windows and properties situated along the end of Lower Duke Street (Ballaquayle Road) also have dormer windows. It is considered that the proposed dormers will not have a detrimental impact on neighbouring properties where the subject property has a front garden measuring approximately 15 metres in length; and to the rear is a snooker club with boarded-up windows.

REPRESENTATIONS The Drainage Division have no objection to the proposal subject to conditions. Douglas Corporation has no objection to the proposal. The Department of Transport have made no objections to the proposal. 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:

• The Department of Transport Drainage Division
• Douglas Corporation

Recommendation Recommended Decision: Permitted Date of Recommendation: 18.08.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal

• C: Conditions for approval
• N: Notes attached to conditions
• R: Reasons for refusal
• O: Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

The external finishes of the extension must match those of the existing building in all respects.

18 August 2009 09/01046/B Page 3 of 4

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 : 3.91919

Signed : Senior Planning Officer