**Document:** Officer Planning Report **Application:** 04/02371/B — Amendments to PA 03/01767/B, replace existing window on gable elevation with patio doors and the construction of timber decking on rear elevation **Decision:** Permitted **Decision Date:** 2005-02-01 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/77276-braddan-somerset-road-replacement-windows/documents/1204013 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations We have received no private representations for this application. ### Consultations ### Policy ### Officer's Report This application relates to an end of terrace house on Somerset Road. The proposal is for amendments to PA 03/01767/B to replace the existing window on the gable elevation with patio doors, and construct some timber decking on the rear elevation. The previous application was also for installation of a replacement window and door, blocking up of doorways and patio doors in the same location and decking, with the latter raised by some 1.5m above the existing garden level. The application was approved for the replacement windows and door, and blocking up of doors but not for the rest on the grounds that the proposed doors and raised decking would affect adversely the privacy at the rear of the adjoining property ('Kelsil'). This part of the application was refused again at review when it was proposed that the decking be lowered to approximately 1m above the garden level with timber boards fixed to form a screen 1.5m high above the top of the decking. The amended proposal whilst addressing satisfactorily the matter of overlooking from the decking, would result in a high wall/fence which would have an unreasonable visual impact as viewed from the adjoining property. The appeal was dismissed but at the appeal the applicant submitted an alternative scheme reducing the boundary fence to 1.5m it was said would improve the situation with regard to overlooking and adverse effect of the high screening, but which was not considered by the Inspector because it had not been officially submitted to the Planning Committee or to the objector for proper consultation. This new proposal is for the patio doors in the same place leading onto a 8 metre wide balcony with steps leading down onto a timber decking area between the house and the garage which is just 0.445m higher than the garden level. The existing garden wall is 0.915m above the level of the decking and it is proposed that a larch panel fence 0.9m high be secured to the top of the wall providing a screen of around 1.8m between the decking and the garden next door and just 2.6m high when viewed from the adjoining property. (compared to 3.5m on the plans considered at appeal). There is already a window in the gable end which overlooks to some extent the gardens of the neighbouring properties and it is not considered that the doors to replace the window will result in much greater overlooking than before. The balcony outside the doors will increase the amount of overlooking but it is relatively narrow and its use will be restricted to being an access route as a result. The decking with the proposed fencing is now positioned at a level which is considered to overcome any problems of overlooking of the neighbouring property and the height of the fence proposed is acceptable. The house is directly opposite the rear lane and therefore has limited overlooking of any other gardens to the rear of the house. The occupant of 'Kelsil' the neighbouring house who objected before has written to say that they have no objection to the proposal. It is now considered that the proposal is acceptable and will not lead to unacceptable overlooking. ### Recommendation Recommended Decision : Permitted Date of Recommendation : 28.01.2005 ### 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 drawing number 002 and plan date stamped received on 12th November 2004. I confirm that this decision accords with Government Circular No 57/01 (Delegation of Functions to Director of Planning and Building Control). Decision Made : Approval by delegation Date : ... Signed : ... M. I. McCauley Director of Planning and Building Control [Table omitted in markdown export] --- *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/77276-braddan-somerset-road-replacement-windows/documents/1204013*