**Document:** Officer Planning Report **Application:** 10/00548/B — Installation of replacement windows and erection of an extension and garage to rear elevation **Decision:** Permitted **Decision Date:** 2010-08-20 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36690-braddan-27-murrays-replacement-extension/documents/1180093 --- # 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 application site relates to 27 Murrays Road, Douglas. The existing property is a two storey mid terrace, currently used as a dwelling. The property is sited to the South of Murrays Road and adjoins 25 and 29 Murrays Road. The property has an existing outrigger at the rear, and an outhouse. #### The Proposal Proposed is the demolition of the existing outhouse, erection of an extension to the existing rear outrigger and the creation of a garage with access from the rear service lane. Also proposed is the installation of replacement windows which are currently timber sliding sash, which are to be replaced with uPVC sliding sash in the front elevation and uPVC casement windows in the rear. #### Planning History There are no previous planning applications relating to the application site. #### Development Plan Policies The application site is within 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 Highways Division do not oppose as it has no traffic management, parking or road safety implications. Douglas Corporation has no objection. ## Assessment It is important to assess the current application in light of the relevant points from General Policy 2, which are: "(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." Having assessed the proposed development in light of the above mentioned policy it is considered that the proposal would enhance the appearance of the property and yet retain the special features which contribute to the character. The application has three parts; first is the erection of a two storey extension to the rear of the property which would project approximately, a further 2.8 m than the existing two storey outrigger. The second part is the erection of a garage at the rear of the site, to provide parking for one vehicle. The garage would measure approximately and would have an automatic sectional garage door which would be accessed from the rear lane. The third part of the application relates to the installation of replacement windows in the front and rear elevations. The front windows would be replaced with uPVC sliding sash and the rear would be replaced with uPVC casement windows. The door to the rear would also be replaced with a part glazed uPVC door. Dealing with the two storey extension first, there are two potential concerns, these relate to the impact upon No. 25 Murrays Road and the visual impact of the proposal in relation to the street scene. There is one first floor window in the rear elevation of 25 Murrays Road, the top of the window is higher than the external wall of the outrigger. Given the orientation of the property there would be no undue loss of light to 25 Murrays Road, the main concern is the projection of the extension which could result in a tunnelling effect. Given the height of the window in the rear elevation it is judged that the proposal would not result in a tunnelling effect and would not be detrimental to the enjoyment of that property. The second part of the application relates to the erection of a garage at the rear of the property, it is considered that this would help reduce the level of on street parking in the surrounding area. There are many properties in this row of terraces that have garages to the rear of the dwellings, it is considered that the proposal would be in keeping, and would respect the existing street scene. The third part of the application seeks approval for the installation of replacement windows. The proposed windows in the front elevation would be uPVC but would be sliding sash. The rear windows as mentioned above would be replaced with uPVC casement windows. It is considered that the proposed windows would be appropriate in the front elevation as they would retain the same method of opening as the originals which would add to the character of the property. The rear windows would not have the same method of opening as the originals but would not be highly visible from the public thoroughfare, they would be centre transom, which is an attempt to replicate the sections of glazing as the originals. It is relevant to consider Paragraph 8.12.1 of the Isle of Man 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 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." Having considered the above, it is judged that the proposed development although would have an impact on the adjacent properties, it is not considered that the proposal would be detrimental to the enjoyment of those properties. The proposal would not have an adverse impact on the street scene, and would not have a harmful effect on the character of the area. For the above reasons the application is considered to be acceptable, therefore it 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: 19.08.2010 ### Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
O : 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 installation of replacement windows and erection of an extension and garage to the rear elevation shown in drawings 1005/PL001 Rev B received 19th July 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. ## Decision Made : Permitted 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/36690-braddan-27-murrays-replacement-extension/documents/1180093*