**Document:** Planning Officer Report **Application:** 13/00219/B — Alterations, erection of a garage extension with patio garden above **Decision:** Permitted **Decision Date:** 2013-04-05 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/4059-braddan-16-brunswick-extension-garage/documents/1172586 --- # Planning Officer Report ### Officer's Report [Table omitted in markdown export] #### The Application Site 1. The application site is the residential curtilage of 16 Brunswick Road, a part two and part three storey mid terraced dwelling sited on the north east side of Brunswick Road, Douglas within the Selbourne Drive Conservation Area. #### The Proposal 2. The planning application seeks approval for the alterations and erection of a garage extension with a patio garden above. 3. The proposal comprises the creation of an enclosed garage area in replace of an existing area used as hardstanding. This element of the proposal also entails the repositioning of the oil tank to the south east corner of the proposed garage. Also proposed is the installation of a sink unit and workshop tops on the southern side of the proposed garage enclosure. The proposed garage door would be an up and over door and would be installed in a new sand/cement block rendered wall to the rear. 4. Also proposed is the replacing of an existing rear timber decking area leading from the first floor kitchen with a new paved patio area along with the erection of a new sand/cement rendered block work wall measuring 1.7 metres high. The timber decking area is currently bounded by a timber fence also measuring 1.7 metres high. 5. The final element of the proposal is the installation of a polished steel glass handrail immediately abutting either side of the kitchen door leading to the new rear paved patio area and to the stained access from the garage area for safety reasons to prevent falling given the sloping of the rear patio area. The new proposed handrail would not exceed 1 metres in height and would not be visible. #### Planning History 6. Planning approval was granted in 2012 under PA 12/00819/B for the installation of replacement windows to front and rear elevations, rear door and roof lights. Prior to this under PA 00/00506/B, planning approval was granted for the installation of French doors to replace window and erection of raised decking under PA 00/00506/B. 7. In terms of local plan policy, the application site is recognised as an area of Predominantly Residential under the Douglas Local Plan Order 1998 Map No. 2 (South). As previously stated the application site is within the Selbourne Drive Conservation Area. 8. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically relevant to the assessment of this current planning application: General Policy 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." Environmental 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." ## Representations 9. Douglas Borough Council has no objections to the current planning application. 10. The Department of Infrastructure Highways Division do not oppose the current planning application. ### Assessment 11. The key issues to considerer in the assessment of this planning application are; 1) The impact of the proposed development on the residential amenity of the local residents of No. 14 and No. 18 Brunswick Road; 2) The impact of the proposed extension on the existing dwelling; and 3) The impact of the proposal on the Conservation Area. 12. It is imperative to consider the impact of the proposed rear extension and creation of a new patio area and boundary walls on the local residents of No. 14 and No. 18 Brunswick Road given that they are adjoining neighbours to the application site property. 13. There are some similar developments at the rear of the properties of this section of Brunswick Road that have terraced and patio features at first floor level above existing garages that are primarily bounded by timber fencing. It is therefore considered that the creation of the patio area at first floor level in replace of a decking area is deemed an acceptable form of development. 14. It is now essential to consider the impacts of the rendered wall boundary on the residential amenity of the neighbouring properties. The rendered wall is inevitably more solid and forms more of a permanent feature than a timber fence boundary. Given the height of the walling, overlooking would not be an issue and therefore any elements of loss of privacy would not occur by reason of the proposed development. 15. As previously mentioned the proposed wall boundary would be more prominent than a timber fence boundary. However, given the finish of the proposed walling and height, it is not judged to appear overbearing or incongruous or cause loss of light and overshadowing given the close proximity and orientation of the dwellings within the locality. ## Existing Dwelling 16. The proposed development is judged to respect the main dwellinghouse in terms of siting, layout, scale, form, design and landscaping of buildings and the space around and is therefore not considered to harm the enjoyment of the application site property. The proposal would provide adequate onsite parking facilities along with enhancing the outdoor first floor amenity area. The proposed boundary wall in replace of the timber fence would inevitably improve private amenity and provide a more permanent boundary. 17. Overall, the proposed development is not deemed to upset the character and appearance of the main house. ### Surrounding Area 18. Given the siting of the proposed development and location of the existing dwelling, it is considered that the proposed works would have a minimal, if any, impact on the street scene or the Conservation Area. 19. Overall it is concluded that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007. ### Recommendation 20. It is recommended that the planning application be permitted. ### Party Status 21. The local authority, Douglas Borough Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status. 22. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status. Recommendation Recommended Decision: Permitted Date of 28.03.2013 Recommendation: 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 approval for alterations, erection of a garage extension with patio garden above relates to Drg No JTM020-P-10-01, JTM020-P-10-02, JTM020-P-10-03, JTM020-P-10-04, JTM020-P-10-05, JTM020-P-10-06, JTM020-P-10-07 and JTM020-P-10-08 all date stamped 19th February 2013. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 31.41.13 Determining officer (delete as appropriate) Signed : Signed : .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. --- *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/4059-braddan-16-brunswick-extension-garage/documents/1172586*