**Document:** Officer Report **Application:** 17/00825/B — Erection of a rear extension and alterations to front elevation **Decision:** Permitted **Decision Date:** 2017-10-17 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/22984-michael-4-broogh-wyllin-shore-road-extension-alteration/documents/1028010 --- # Officer Report **Application No.:** 17/00825/B **Applicant:** Mr & Mrs John Scales **Proposal:** Erection of a rear extension and alterations to front elevation **Site Address:** 4 Broogh Wyllin Shore Road Kirk Michael Isle Of Man IM6 1HU Case Officer : Miss Lucy Kinrade **Photo Taken:** 25.09.2017 **Site Visit:** 25.09.2017 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 09.10.2017 _________________________________________________________________ ## 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. ### Plans/Drawings/Information; This approval relates to drawing numbers JTM-097-P-01, JTM-097-P-02 and Site Plan all date stamped and received 02/08/2017. _______________________________________________________________ Interested Person Status – Additional Persons NONE _____________________________________________________________________________ Officer’s Report THE SITE 1.1 The application site comprises the residential curtilage of 4 Broogh Wyllin, Kirk Michael. The detached two storey property is located on the corner of Shore Road and Broogh Wyllin and directly adjacent to the entrance of the Broogh Wyllin residential estate. 1.2 The property is set back slightly from Shore Road with a projecting single storey lean to on the front elevation. This lean to forms part of the single garage and provides a front porch to the property. The front porch is accessed by a single door on the side elevation of the leanto while on the front elevation there are 2 small windows and a single garage door. - 1.3 At the rear, the property is bound by a 1.8m high timber fence. The existing rear elevation remains free from extension and looks over the rear garden and towards the Broogh Wyllin estate road and No. 5 who sits directly at the rear. THE PROPOSAL 2.1 This application seeks approval for the erection of a rear, single storey, pitched roof extension approx. 4.6m wide and projecting from the rear elevation approx. 4.3m. The extension will include a window on the rear elevation, bi-folding doors on the side elevation nearest 3 Broogh Wyllin and the installation of two roof lights to each side of the roof slope. The extension will be rendered, painted and tiled to match the existing house. - 2.2 The application also includes the alteration and swapping positions of the existing front door and a window on the lean-to on the front elevation. - 2.3 The current proposal comes following a description change to include the alterations on the front elevation. PLANNING HISTORY 3.1 There have been no previous applications for the site that are considered materially relevant in the assessment of the current application. PLANNING STATUS - 4.1 The application site is located within an area identified as being "predominantly residential" on the Kirk Michael Local Plan. The following policy of the Isle of Man Strategic Plan 2016 is considered relevant in the assessment of the application: 4.2 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; - n) is designed having due regard to best practice in reducing energy consumption." 4.3 Paragraph 8.12.1 of the same plan also indicates in favour of extensions to exiting residential properties within residential areas: "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 existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." ## - 5.0 REPRESENTATIONS 5.1 The ensuing comments were made by the DOI and Local Authority following the alteration of the description and the re-circulation of the application. 5.2 The Department of Infrastructure have indicated that there is no highways interest in the application 18/08/2017. - 5.3 Kirk Michael Commissioners have no objection to the application 14/09/2017. ## - 6.0 ASSESSMENT 6.1 The application proposes two key elements; the alteration of the entrance door and window on the front elevation and the erection of a rear extension. The keys tests in both would be the impact of the proposals on the amenities of the neighbours and the impact on the appearance of the streetscene. FRONT PORCH - 6.2 The application site is one of 11 properties of the Broogh Wyillin estate that fronts this stretch of Shore Road. Each of the properties is of a similar size and detached design and includes a front elevation lean to. A number of these properties have already been subject to approved applications including the conversion of the existing integral garage door to additional living accommodation. The result of which alters the appearance of the front elevations. The proposal now to relocate the front door to the front elevation and a single window to the side elevation is not considered to adversely impact the visual appearance of the property nor the overall appearance of the streetscene to warrant a concern. REAR EXTENSION - 6.3 This style of extension is not uncommon. The inclusion of which is often evident within the development schemes of newer residential estates not to dissimilar from Broogh Wyllin. The proposed extension will be visible to neighbouring properties and from the main estate road although it is unlikely that its development will generate any adverse impacts on the appearance of the area. The proposal includes a window on the rear elevation and bi-folding doors facing towards neighbouring property No 3 Broogh Wyllin. Due to the distance between the rear extension and the neighbours, combined with the height of the existing boundary treatment, it is not expected that the proposal will adversely impact the privacy or amenities of the neighbours above what is already in existence. ## - 7.0 CONCLUSION 7.1 The application and its proposals are in accordance to the relevant parts of General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 and therefore considered acceptable. - 8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material - (d) Highway Services Division of Department of Infrastructure and - (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) who should be given Interested Person Status. I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date: 13.10.2017 Determining officer Signed : C BALMER Chris Balmer Senior Planning Officer ## Customer note ## This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/22984-michael-4-broogh-wyllin-shore-road-extension-alteration/documents/1028010*