**Document:** Officer Planning Report 11/00445/B **Application:** 11/00445/B — Demolition of existing rear elevation annex and erection of replacement extension **Decision:** Refused **Decision Date:** 2011-06-24 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/796-braddan-woodbourne-villas-replacement-demolition/documents/1246537 --- # Officer Planning Report 11/00445/B ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations None received at time of drafting report ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site is the residential property of 10 Woodbourne Villas, Alexander Drive. The site is zoned as Predominantly Residential in the Douglas Local Plan 1998. The application site is located within a Conservation Area. To the south west of the application site is the residential property of No.11 Woodbourne Villas. #### The Proposal The application seeks planning permission for the erection of single storey infill extension. The extension will project 3.85m to the rear of the property and will be 2.6m in width. The height of the extension on the boundary of the neighbouring property will be 3.4m. The height of the extension, which joins onto the existing outrigger, will be 3.9m. The extension will be rendered and painted. #### Planning Status And Relevant Policies Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2, Environment Policy 35, paragraph 8.12.1 Environment Policy 35 states that "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character and appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." Paragraph 8.12.1 states that "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 There have no previous applications on the site. ### Representations Douglas Corporation and the Highways Division of the Department of Infrastructure have not objected to the application. ### Assessment In respect of the impact on the streetscene of Alexander Drive, the proposed works are set to the rear of the site and will not be readily visible from the public highway. The proposed works will not adversely affect the character and appearance of the Conservation Area. In respect of the impact on the residential environment of No.11 Woodbourne Villas, the application site is set to the north east of the neighbouring property. The proposed extension is set on the north-west facing elevation of the property. The proposed extension will replace an existing utility room, which will infill the remaining area between the existing rear outrigger to property and the boundary of the neighbouring property. The extension will project 3.85m to the rear of the property. The application site is slightly lower in level than the neighbouring property. The nearest habitable window on the neighbouring property serves a dining room. The view from the window is fairly open. The proposal will increase the height of the boundary wall from 1.8 m to 3.4m. This proposal will result in a tunnelling effect and will be visually intrusive. Furthermore, when standing in the rear of the neighbouring property, the proposal would have an overbearing impact. ### Recommendation It is recommended that the application be refused for the above reasons. ### 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 Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Refused Date of Recommendation: 03.06.2011 ## 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 R 1. The proposed extension would be contrary to General Policy 2 and paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 by reason that its siting, design, projection and height would result in demonstrable harm to the residential environment of No. 11 Woodbourne Villas in terms of being overbearing, visually intrusive and causing a tunnelling effect. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer. Decision Made : Refused Date : 21/6/11 Signed : [Handwritten signature] Michael Gallagher Director of Planning and Building Control Delete as appropriate Signed : Jennifer Chance 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/796-braddan-woodbourne-villas-replacement-demolition/documents/1246537*