Officer Planning Report
Appendix 1 ## Planning Report And Recommendations {{table:492158}} ### Considerations {{table:492153}} ### Written Representations {{table:492154}} ### Consultations {{table:492155}} {{table:492156}} {{table:492157}}
Officer's Report
The Site
The property, subject of the application is 6 Corse Croft, Douglas. The property is a two-storey detached, located in an established residential area.
Proposal
The applicant proposes a first floor side extension, a single storey side and rear extension and conversion of the existing garage.
The first floor side extension will form an enlarged bedroom with an ensuite. The extension will project 3 metres from the external side wall of the property and have a depth of 7.7 metres. The roof will be pitched with a maximum height of 7 metres.
The single storey side and adjoining rear extension will form a sunroom. The extension will project 3.3 metres from the gable wall of the property; have a depth of 7 metres and a maximum height of 4 metres. The rear extension will project 3.3 metres from the rear wall of the property.
PLANNING STATUS
The application site is located within a 'Predominantly Residential Area' in the Douglas Local Plan 1998. The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material to the determination of the application - General Policy 2.
General Policy 2 states the following:
"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 adversely affect the character of the surrounding landscape and 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 adversely affect public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) Does not adversely affect 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 highway users, together with adequate parking, servicing and manoeuvring space;
i) Does not have an unacceptable effect on road safety and traffic flows on the local highways; j) Can be provided with all the 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 energy consumption. PLANNING HISTORY There have been no recent planning applications submitted which are considered relevant in the assessment of the application. REPRESENTATIONS
7 Gorsecroft have objected to the proposed development on the following grounds:
- The lounge extension will be located within 2 metres of the boundary line and 6 metres from actual living accommodation;
- The extension will result in overlooking of the garden and conservatory;
- The stove chimney is unsightly and in close proximity to front and rear bedrooms which would have a detrimental impact on health.
The Department of Transport has raised no objection to the proposed development. Drainage Division have raised no objection in principle to the proposed development. Douglas Corporation has raised no objection to the proposed development. 26 January 2010
09/01810/B
