**Document:** Officer Planning Report Recommendation **Application:** 10/00072/B — Ground and first floor extension, and conversion of garage to additional living accommodation **Decision:** Permitted **Decision Date:** 2010-03-05 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/35710-braddan-harcroft-meadow-conversion-extension/documents/1179041 --- # Officer Planning Report Recommendation **Application No.:** 10/00072/B **Applicant:** Mr & Mrs Wai Quen Cheung **Proposal:** Ground and first floor extension, and conversion of garage to additional living accommodation **Site Address:** 11 Harcroft Meadow Douglas Isle Of Man IM2 1JS ### Considerations Case Officer: Mr Gary Barr **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consulttee: Highways Division Notes: Do not oppose Consulttee: Douglas Corporation Notes: No objection ### Officer's Report #### The Site The application site represents the residential curtilage of 11 Harcroft Meadow which is an existing detached dwelling situated at the northern end of the cul-de-sac of 11 Harcroft Meadow which leads off the New Castletown Road in Douglas. The property sits on a modest plot and comprises a two storey pitched roof dwelling with adjoining garage. #### The Proposal The proposed planning application is seeking approval for the erection of a two storey extension to the side elevation of the dwelling. The proposal would provide a family and utility room at the ground floor level and a bedroom with en-suite on the first floor. The proposed extension would measure 7900mm x 2900mm and at a height of 7500mm, with matching finishes throughout. #### Planning Status The application site is within an area of "Residential Use" under the Douglas South Local Plan, which was adopted by Tynwald in 1998. The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material 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; - (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 reducing energy consumption." Paragraph 8.12.1 - Extensions to Dwellings in built up areas or sites designated for residential use, is also considered relevant to this application; "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". ### Planning History The following previous planning application should be considered relevant in the assessment and determination of this application: PA 03/01339/B – Erection of a conservatory to rear elevation and installation of an additional window to side elevation of garage – Permitted ### Representations The Douglas Corporation has no objection with the proposal. The Department of Transport Highways Division do not oppose - has no traffic management, parking or road safety implications. They have noted that there are 2 off street parking spaces still provided. ### Assessment Given the nature of the proposed development it is therefore appropriate to assess the impact it would have upon the existing property, the neighbouring properties and the surrounding area in general. The proposed side extension would be in-keeping with the character of the existing building with the use of matching materials throughout ensuring that the new built form would blend with the existing and would represent a continuation of the existing form and general design of the dwelling. The proposed extension would fit comfortably within the side elevation without adversely impacting upon the existing property. At present there can be two off-street vehicles accommodated within the existing driveway without an alterations, so the removal of the existing garage is acceptable. It is considered that 10 Harcroft Meadow would be the property most affected by the proposed side extension, due to its proximity. 10 Harcroft Meadow is sited to the north of the application site, with a separation of approximately 2200mm, which at present creates a limited degree of overshadowing. The introduction of a two storey side extension (in place of single storey garage) would intensify the overshadowing affect; however, as there are no habitable windows to be adversely affected by the proposed development and as the garage of 10 Harcroft Meadow is nearest to the proposal (and not the main dwellinghouse); it is judged that the private or public residential amenity of the neighbouring properties would not be unduly affected by the proposed application as to warrant a refusal of the application. The proposed development would be a modest addition to the dwelling, without creating a dominant feature within the street scene. The proposed side extension would be in-keeping with the character of the existing property and the locality; as such, it would not detrimentally affect the visual amenities of the surrounding area in general. ### 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: Douglas Corporation The Department of Transport Highways Division ### Recommendation Recommended Decision: Permitted Date of Recommendation: 01.03.2010 ### 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 relates to the submitted Drawings 2009/48/01, 2009/48/02 and 2009/48/03 all received on 21st January, 2010. 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 : 4/21/10 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/35710-braddan-harcroft-meadow-conversion-extension/documents/1179041*