**Document:** Officer Planning Report **Application:** 09/02048/B — Alterations and erection of an extension to dwelling house **Decision:** Permitted **Decision Date:** 2010-03-16 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64374-braddan-1-hilary-extension-dwelling/documents/1182930 --- # Officer Planning Report **Application No.:** ** 09/02048/B ** **Applicant:** ** Mr Gary Oaks ** **Proposal:** ** Alterations and erection of an extension to dwelling house ** **Site Address:** ** 1 Hilary Road Douglas Isle Of Man IM2 3EG --- ### Considerations **Case Officer:** Ms Henrietta Hopkins ** **Photo Taken:** ** 11.02.2010 ** **Site Visit:** ** 11.02.2010 ** **Expected Decision Level:** ** Senior Planning Officer --- ### Written Representations --- ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose **Consultee:** Douglas Corporation **Notes:** no objection. **Consultee:** Drainage Services Manager **Notes:** no object in principle subject to: --- ### Officer's Report #### The Site The application site represents 1 Hilary Road, Douglas. The property is a two-storey end terraced unit located in an established residential area. #### The Proposal The applicant seeks planning permission for an extension to the existing two-storey outlet; erection of a single-storey rear extension; and minor alterations to the property. The existing outlet extends only half the width of the house. The applicant proposes to widen the existing two-storey extension which will project the same distance as the existing at 2.7 metres. The single-storey rear extension will form a dining room attached to the rear of the two-storey. The extension will project approximately 2 metres from the rear wall of the property; have a width of 4.5 metres; and a lean-to-roof with 2 roof lights. The applicant also proposes replacement windows to the rear of the existing property; a new window to the bedroom in the existing gable elevation of the property; and to raise the existing garden wall with the attached neighbour to maintain privacy. ## Planning Status The application site is located within an area identified as 'Predominantly Residential' in the Douglas Local Plan 1998 and within Woodbourne Road Conservation Area. The Isle of Man Strategic Plan 2007 contains policies which are considered specifically material to the determination of the application - General Policy 2 and Environment Policy 35. General Policy 2 states the following: "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 the 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. Environment Policy 35 states the following: "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." ### Planning History There have been no recent planning applications submitted which are considered relevant in the assessment of this application. ### Reprsentations The Department of Transport has raised no objection to the proposed development Douglas Corporation has raised no objection to the proposed development Drainage Division have raised no objection to the proposed development. ### Assessment The application site is located within an area as 'Predominantly Residential' in the Douglas Local Plan 1998 and 'Woodbourne Road Conservation Area.' Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policies identified earlier within the report (i.e. General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007). Having assessed the proposed development against the policies above it is considered that the proposed development is acceptable by reason of its siting, scale, form and design. The proposal would be a modest addition and considered to fit comfortably within the rear elevation. A condition shall be attached for materials to match the existing; this is a necessary condition to protect the character of the conservation area, especially since the property is an end row of terraced properties. It is considered that the proposed development will not have a detrimental impact on neighbouring properties. There will be no windows in the proposed gable elevations, only one to the rear of the two-storey. The proposed window to the existing bathroom will not have a detrimental impact and will be maintained a distance of approximately 12 metres to neighbouring properties outriggers. The height and size of the extension is not considered to cause loss of light or have an overbearing impact on neighbouring properties. The proposed development will not cause any traffic management, parking or road safety implications and the Department of Transport has raised no objection to the proposed development. **RECOMMENDATION** For these reasons the proposed development 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: - Department of Transport - Douglas Corporation **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 11.03.2010 **Conditions and Notes for Approval / Reasons and Notes for Refusal** - C : Conditions for approval - N : Notes attached to conditions - R : Reasons for refusal - 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 approval relates to the submitted Drawing Nos. 01, 02, 03, 04 and 05 received on 15th December, 2009. 12 March 2010 09/02048/B C 3. The external finishes of the extension must match those of the existing building in all respects. 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/64374-braddan-1-hilary-extension-dwelling/documents/1182930*