**Document:** Planning Officer Report **Application:** 09/01060/B — Erection of an extension to dwelling house **Decision:** Permitted **Decision Date:** 2009-08-18 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63358-braddan-81-anagh-extension-dwelling/documents/1182071 --- # Planning Officer Report **Application No.:** 09/01060/B **Applicant:** Mr Peter Heginson **Proposal:** Erection of an extension to dwelling house **Site Address:** Anagh Coar Road Douglas Isle Of Man IM2 2AS ### Considerations Case Officer : Mr Gary Barr **Photo Taken:** 06.08.2009 **Expected Decision Level:** Senior Planning Officer ### Written Representations 83 Anagh Coar Road Douglas Isle Of Man IM2 2AS Objects to the proposal ### Consultations Consultee : Drainage Services Manager Notes: no objection in principle subject to:- Consultee : Highways Division Notes: Do not oppose has no traffic management parking or road safety implications. Consultee : Douglas Corporation Notes: No objection ### Officer's Report ### The Site The application site represents the residential curtilage of an existing two storey semi-detached dwelling which is a easterly facing property overlooking Anagh Coar Road within the built up residential area of Anagh Coar in Douglas. The site, 81 Anagh Coar Road is bordered by 79 and 83 Anagh Coar Road. ### The Proposal The planning application seeks approval for the erection of a lean to, single storey extension to the rear elevation of the property to enlarge the kitchen area. The proposed extension would project 1800 mm from the rear elevation, at a width of 2700 mm and at a height of 3500 mm , which would have 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; - (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." 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 applications should be considered relevant in the assessment and determination of this application: PA 96/00157/B - Erection of a garage - Permitted PA 06/00281/B - Erection of an enclosed front porch and replace existing garage roof ( The porch extension would have a front projection from the existing dwelling of 1.2 metres, a width of 2.6 metres and a maximum height of 3.4 metres. The doors and windows would match the existing. The existing garage which is flat roof corrugated steel roof sheeting is proposed to be replaced with a pitched roof tiled roof to match existing which would consist of a height increase of 1.1 metres) Permitted ## Representations The Department of Transport Highways Division do not oppose as there are no traffic management parking or road safety implications as a result of the proposal. The Douglas Corporation has no objection with the proposal. The owner and / or occupier of 83 Anagh Coar Road has objected to the proposed development. The garage at 81 Anagh Coar Road blocks out a considerable amount of light at present and the objector feels that the proposed extension would block out further light from their back yard. The value of the objector's property is in question already, due to the garage. ### Assessment Given the nature of the proposed development it is therefore appropriate to assess the impact of the proposal upon the existing property, the neighbouring properties and the surrounding area in general. In terms of the existing dwelling, the proposed rear extension would follow the existing architecture of the building, with the lean to structure similar to that of the existing front porch. The extension would be relatively modest in scale and design and would not have an adverse impact upon the existing property as viewed from the public thoroughfare. It is acknowledged that the existing garage within the application site blocks sunlight into the neighbouring property of 83 Anagh Coar Road, but it is for the Planning Authority to only take into account what is being proposed with this application. After a visit to the site, it is considered that the proposal would not block out any further light to the neighbouring properties backyard. The two sites are separated by two driveways, with the southern (side) elevation of 83 Anagh Coar Road would be approximately 5600 mm away from the proposed extension, together with the existing boundary fence and the lean to roof covering the front of the neighbouring garage; it is considered that this is sufficient distance to mitigate the view of the proposal (from the neighbour properties backyard) and to prevent any further undue loss of light upon existing residential amenity. It is also judged that there would be no unacceptable overlooking arising from the proposed dwelling as the rear elevation window and rooflight would overlook the applicants' backyard and not the neighbouring properties. In terms of the surrounding area, the rear extension would be a modest addition to the existing property without creating a dominant feature within the street scene due to its design and siting to the rear. As such, it is judged that the proposal will have no adverse impacts upon the visual amenities of the locality and 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: The Department of Transport Highways Division Douglas Corporation The owner and / or occupier of 83 Anagh Coar Road ## Recommendation Recommended Decision: Permitted Date of Recommendation: 07.08.2009 ### 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 1119-10 B and 1120-10B received on 23rd June, 2009. 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 : 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/63358-braddan-81-anagh-extension-dwelling/documents/1182071*