**Document:** Planning Officer Report **Application:** 12/00021/B — Alterations and erection of extensions to dwelling **Decision:** Permitted **Decision Date:** 2012-02-16 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2159-braddan-thie-ny-strooan-hillberry-green-alteration-dwelling-extension/documents/1263799 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report ### Introduction 1. This application seeks permission for the alterations and the extension of a modern two storey detached property situated in an area zoned as low density housing in parkland. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan. ### The Site 2. The application site is the curtilage of Thie Ny Strooan, Hillberry Green, Douglas which is a two storey detached property situated at the end of a private road which is accessed of Glencrutchery Road. 3. The property is set within landscaped grounds; the gravel driveway passes the rear and the side of the property and curves around to the front where there is parking. There is a single storey extension of the side elevation where there is a porch access, double garage and ground floor living accommodation. There are also five dormers in the front roof slope of the extension to provide additional living accommodation in the roof space. 4. At the rear of the property, there is a single storey extension off the single storey side element to provide a swimming pool and conservatory. 5. To the south of the application site is "Winterbourne" which is a detached dwelling. The properties along Hillberry Green are all fairly well screened and do not overlook each other. 6. There are mature trees and hedging along all of the boundaries of the application site. ### The Proposal 7. The application seeks approval for alterations and for the extension of the property. The alterations include the replacement of the uPVC windows and doors with painted hardwood double glazed doors and windows, dormer in the rear elevation to be extended, ridgeline of main dwelling would be approximately 150mm higher due to new roof, repair works also to be carried out to the render on the main dwelling. 8. An extension is proposed at the front, off the single storey element to create a double garage, painted render to match the existing. A timber pergola would be extended off the side elevation of the double garage. 9. Also proposed on the front elevation is the creation of a new entrance structure which would be two and a half storey in height in order to gain access to the roof space. 10. The existing swimming pool and conservatory extension at the rear would be replaced with a single storey extension finished with painted render to match the existing. All windows and doors would be painted hardwood timber. Also proposed is the installation of new roof lanterns in the extensions. 11. Also proposed is the extension of the kitchen and dining room. 12. Excluding the garage areas, the proposed floor area would be 982.5sqm, this would be an increase in floor area of approximately 19%. ### Planning History 13. There was a previous application for the alterations and extension of the dwelling in 1986, this was approved. ### Development Plan Policies 14. The application site is in an area zoned as "Low Density Housing in Parkland" identified on the Douglas Local Plan 1998. It is appropriate to consider Planning Circular 8/89 and General Policy . of the Isle of Man Strategic Plan (20th June 2007). 15. General Policy 2 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; - (l) 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. 16. Planning Circular 8/89 ...Areas of existing low density housing in parkland are usually characterised by fine buildings and mature trees standing in landscaped grounds. Whether in the towns or the countryside, such sites make a positive contribution to public amenity. In terms of development potential, they may be classified into (a) those which are clearly within the built areas of the island's Towns and Villages, and (b) those which are not. In the case of (a) Where residential development could take place without any tree-felling and without any diminution of the public amenity value of the landscape, development in accordance with the criteria set out in (4) below may be permitted. ### Consultations 17. Highways Division recommends approval as it has no adverse traffic management, parking or road safety implications. 18. Douglas Corporation has no objections. ### Assessment 19. The application site is in an area zoned for low density housing in parkland which is zoned for residential development. The proposed development therefore complies with the land use zoning. 20. There are a number of mature trees on the site; the applicant has indicated that the trees would not be affected as part of the development. 21. The dwelling is fairly large and is set within substantial grounds; the site is not visible from the main public thoroughfares and is fairly well screened from the private road which is Hillberry Green. 22. The extensions and alterations would not result in overlooking of any of the neighbouring properties; neither would it significantly alter the character and appearance of the dwelling or the surrounding area. 23. The proposed development would respect the scale, form and design of the existing dwelling and is considered to significantly enhance the rear elevation. Whilst the proposed entrance structure is fairly dominant on the front elevation it is considered that it would not adversely affect the property or the character of the surrounding locality. 24. For the above reasons the application is considered to be acceptable and is recommended for approval. ### Party Status 25. The local authority, Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 26. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 13.02.2012 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 permission relates to the alterations and erection of extensions as shown in drawings 1108 P101, 1108 X03, 1108 P300, 1108 P103, 1108 P102, 1108 X01, 1108 P001, 1108 P002, 1108 X02, 1108 P003, 1108 P104 and 1106/X/PF/01 received 9th January 2012. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 12-2-12 Determining officer (delete as appropriate) Signed : _________________________ Anthony Holmes Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : _________________________ Sarah Corlett Senior Planning Officer Signed : _________________________ Jennifer Chance Development Control Manager --- *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/2159-braddan-thie-ny-strooan-hillberry-green-alteration-dwelling-extension/documents/1263799*