**Document:** Officer Planning Report **Application:** 11/00199/B — Erection of a two storey extension to side elevation **Decision:** Permitted **Decision Date:** 2011-04-05 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/551-braddan-4-larch-hill-extension/documents/1161789 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The applications site is the curtilage of 4 Larch Hill, Douglas which is a two storey detached property situated to the north west of Larch Hill. #### The Proposal The application seeks approval for the erection of a two storey side extension to provide additional living accommodation. The extension would be approximately 1.7m from the boundary which is shared with 5 Larch Hill. #### Planning History The previous planning applications are not considered specifically material in the assessment of the current application. #### Development Plan Policies The application site is in an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. It is appropriate to consider the relevant points from General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007). #### Consultations Douglas Corporation has not commented
Highways Division do not oppose as it has no adverse traffic management, parking or road safety implications. ## Assessment Given the nature of the application it is appropriate to consider the relevant points from General Policy 2 which will normally permit development, 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." It is also appropriate to consider Paragraph 8.12.1 of the Strategic Plan which states: "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." The application seeks approval for the erection of a two storey extension to the side elevation. The proposed extension would measure approximately 62m² and would be spread over two floors. The extension would be at a distance of approximately 1.7m from the boundary which is shared with 5 Larch Hill. The extension would be finished to match the existing. The extension would be a fairly large addition to the dwelling and would be set behind the building line. The main issues to consider are the potential impacts to the character and appearance of the property within the street scene and the potential impacts to the amenities of the neighbouring properties. ### Impact to neighbouring properties Number 5 Larch Hill shares the boundary with the application site, number 5 has a window at first floor level in the side elevation, however this is obscure glazed and the side elevation is at a distance of approximately 3m from the side boundary. Given the obscure glazing and the 3m between the side elevation and the boundary it is considered that the proposed extension would not result in the undue loss of light to 5 Larch Hill. There would be no windows in the side elevation of the proposed extension, therefore the proposal would not result in overlooking or loss of privacy to the neighbouring properties. ### Impact to character and appearance The proposed extension would be finished to match the existing dwelling, and would be similar in design to the neighbouring properties. It is considered that the proposed extension would not result in an adverse affect within the street scene and would be in keeping in terms of style, design and finish. For the above reasons the application is considered to be acceptable and is recommended for approval. ### Party Status The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 24.03.2011 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : 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. This permission relates to the erection of a two storey extension to the side elevation as shown in drawings 1 Rev A, 1a, 2, 2a, 3 and 3a received 16th February 2011. *Rev A* I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. **Decision Made :** Permitted **Date :** 24.03.2011 **Signed :** *Senior Planning Officer* --- *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/551-braddan-4-larch-hill-extension/documents/1161789*