**Document:** Officer Planning Report Recommendations **Application:** 06/01910/B — Demolition of existing garage and erection of a two storey extension on side elevation **Decision:** Permitted **Decision Date:** 2007-04-20 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/82009-braddan-6-high-demolition-extension/documents/1226928 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ### Officer's Report #### The Site The application site comprises the curtilage of a semi-detached dwelling that is located at 6 High View Road, Douglas. The dwelling is currently occupied. #### Planning Status The site is located within the Douglas Local Plan Order 1998, Map No. 2 (South). This area is identified as Predominantly Residential. The site does not lie within a Conservation Area. The proposal should also be considered under The Town and Country Planning (Permitted Development) Order 2005 as it exceeds the prescribed limit of enlargement of a dwelling of 15sq m. ## Planning History The following applications have been submitted previously: 99/00756/B - Conversion of carport to garage - Permitted. ## The Proposal The proposed development comprises the construction of a two storey extension to the side elevation of the dwelling in place of a single, flat-roofed garage. The extension would provide additional living accommodation in the form of a family room, bedroom and bathroom. ## Representations The following Statutory representations have been received: Douglas Corporation - has expressed no objection to this application. The Highways Division - has expressed no objection to the application provided a parking condition is attached. The Chief Fire Officer - has expressed no objection provided smoke detection equipment is installed. The following privately written representations: The occupants of 4 High View Road, Douglas - have expressed objections to this proposal. The applicant - has written in response to the objections of the occupants of 4 High View Road, Douglas. ## Assessment Issues to be considered with the application include:- - (A) Impact on the neighbouring property. - (B) Relation of extension to the existing dwelling. Consideration of issues: - (A) This proposal must be considered with regard to any neighbouring properties that may be affected by the development. 4 High View Road neighbours the property and the occupants have submitted objections to the proposed development. These objections are outlined below: - The proposed development is overbearing in relation to their property - There will be a loss of light to their property - There will be a loss of privacy to their property - There will be a loss of balance to the street scene - The development will make it difficult to service/maintain the property without the applicants accessing their property In terms of the development being overbearing and discordant to the street scene, although this is a valid point, in this circumstance it is considered that there would be no significant loss. This is due to the fact that the street exhibits a variety of styles including detached dwellings along with semi-detached dwellings. There does not exist a rigid pattern of semi-detached dwellings to preserve and so this proposal is considered acceptable. Concerns with regards to loss of light are valid as 4 High View Road does have windows in its side elevation. However, given that a distance of more than 3 metres will be retained between the main parts of both houses, it is not considered that a significant loss of light will be received by the occupants of 4 High View Road. Having carried out a site visit in order to view the proposal site and its relationship with 4 High View, it is considered that the distance between the properties is sufficient enough to allow access to the rear of 6 High View Road, indeed this would actually be an improvement to the current situation where access to the rear is gained through the existing garage. One possible area of concern is that of storage of bins since the current garage would be removed. However, the new access created to the side of the dwelling measures 800mm and a standard wheelie bin measures no more than 600mm. This therefore not considered to be an issue. Furthermore, with the proposed development in place, there would remain a distance of over 3 metres between the properties. - (B) The proposed extension incorporates a stepped roof line that assists in ensuring that the building is not overbearing. Overall the design is in proportion to the existing dwelling and it is not considered that the proposed development detracts from the existing property in terms of scale, massing, design and appearance. ### Recommendation It is considered that the overall level of development contained within the proposal is relatively modest and in keeping with the character of the existing dwelling. There would not appear to be any significant affect to public or private amenity. It is recommended that the planning application be approved. ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Douglas Corporation - The Highways Division - The Chief Fire Officer - The occupants of 4 High View Road, Douglas ### Recommendation Recommended Decision: Permitted Date of Recommendation: ### 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. C3 The external finishes of the extension must match those of the existing building in all respects. C 2. C1 The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 3. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.) C 4. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection. C 5. C 2 This permission relates to drawings 832.1 and 832.2 submitted together as PA06/01910/B on 03/11/2006 C 6. C 4 Two no. off street parking spaces shall be provided within the curtilage of the dwelling. Decision Made: Committee Meeting Date: --- *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/82009-braddan-6-high-demolition-extension/documents/1226928*