**Document:** Officer Report 12/01640/B **Application:** 12/01640/B — Alterations and extension to rear annex to form a dwelling with garage **Decision:** Refused **Decision Date:** 2013-02-12 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3776-braddan-land-behind-extension-garage/documents/1285642 --- # Officer Report 12/01640/B ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] ## Officer's Report THIS APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE RECOMMENDATION IS CONTRARY TO THE ADVICE FROM THE HIGHWAYS DIVISION. ## The Site 1. The application site is the rear annex of 6 Sydney Street, a two storey end of terrace property situated on the corner of Sydney Street and Oxford Street. 6 Sydney Street has undergone refurbishment and is now an attractive character property in a prominent position in the street; the rear annex is by comparison in a neglected state and in need of significant renovation. There is a grassed area to the front of the existing annex which is bounded by a low boundary wall with decorative railings above. There is currently an area of the railings missing from the front of the annex. ## The Proposal 2. The application seeks approval for the alterations and extension to the rear annex to form a dwelling with garage which would provide two parking spaces. The garage would be accessed off Oxford Street. A large portion of the boundary wall and decorative railings would be removed. The existing single storey extension and single storey stone garage would be removed as part of the proposal. Also proposed is the erection of a new single storey extension which would be erected of the existing two storey annex and would extend to the rear boundary of the site. 3. To the front of the proposed garage there would be a small area of driveway, there would be approximately 2.7m from the garage door to the pavement and it would be approximately 5.5m in width. ## Planning History 4. There are a number of previous applications for this site, the following are considered to be the most relevant: PA 07/01665/B Demolition of existing annex and erection of a detached dwelling with associated parking – refused PA 08/00691/B Erection of a detached dwelling – refused PA 09/00228/B Demolition of annexe and erection of a dwelling with associated parking – approved PA 11/01211/B Alteration and extension to rear annex to form a dwelling – refused for the following reason: R1. The proposed development would not provide off-street parking in accordance with the standards set out within Appendix 7 of the Isle of Man Strategic Plan. Whilst a reduction in parking has previously been accepted on this site, a further reduction as proposed in this application would result in unacceptable on street parking in the localit, contrary to General Policy 2 part (h) and Transport Policy 7. PA 12/00767/B Alterations and extension to rear annex to form a dwelling with garage – refused for the following reason: R1. The proposed creation of a parking space at the front of the dwelling would be contrary to General Policy 2b, c and g and Transport Policy 7 for Residential Terraces of the Isle of Man Strategic Plan 2007 by reason of its design and layout it would interrupt the street scene which would detract from the character of the area to the detriment of the visual amenities of the locality. ### Development Plan Policies 5. The application site is within an area zoned as “Predominantly Residential Use” identified on the Douglas Local Plan 1998. Given the nature of the application it is appropriate to consider General Policy 2, Environment Policy 42 and Transport Policy 7 of the Isle of Man Strategic Plan (20th June 2007). 6. 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. 7. Environment Policy 42 New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans. 8. Transport Policy 7 The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. ### Consultations 9. Highways Division does not oppose but require the applicant to contact the Division regarding the installation of dropped kerbs. 10. Douglas Corporation has no objections. 11. The owner/occupier of The Cottage, 2 Oxford Street, Douglas objects to the proposal. Their objection covers a number of points which are as follows: 1) impact on the street scene, they feel that the installation of a garage and the removal of the wall and railings would have a harmful impact on the Victorian character. 2) the occupiers would have no amenity space as there is only limited space to the front of the building. 3) Manoeuvring in and out of the garage may result in cars reversing onto a major road or reversing into the garage off a major road. 4) they also have some concerns regarding the traffic flow in the area. ### Assessment 12. The application seeks approval for the alterations and extension to the rear annex. The main issues to consider in the assessment of the application is the impact upon the amenities of local residents, the impact upon the character and appearance of the street scene and the impact upon Highways safety. 13. The parking standards require two spaces per residential unit. Under the previous application the Highways Division accepted a reduction in the parking standards given the location as it was considered that the site was sufficiently close for residents to access amenities by foot and also is nearby to the main public transport routes into the town centre. It is therefore considered appropriate to assess the application based on the provision of 1 parking space for 6 Sydney Street and one space for the rear annex. 14. The application site does have an extant planning permission which was approved in 2009. This proposal does differ to what was approved in the 2009 application in that the 2009 application was the two storey outlet only. Proposed now includes the single storey flat roof extension which projects towards the rear of the site. 15. Under PA 11/01211 and PA 12/00767 it was acknowledged that the proposed flat roof was not an attractive feature, however in isolation the officer judged that it was not sufficient to refuse the applications. 16. In this instance the application proposes to remove a large area of boundary wall which would significantly increase the impact of the proposed single storey flat roof extension on the street scene. 17. The existing boundary wall and railings is a strong feature and contribute to the character and appearance of the street scene. By removing the boundary wall and railings it would significantly alter the appearance of the site and would result in the flat roof garage appearing more prominent within the street scene. 18. Oxford Street is made up of attractive terrace properties, and whilst some have had unsympathetic alterations carried out it is considered that the proposed prominent flat roof extension would adversely affect the character and appearance of the street scene in general. 19. The proposal would be unlikely to have a harmful impact upon adjacent properties and therefore the impact on the amenities of the neighbouring properties is considered to be acceptable. 20. Whilst the Highways Division is satisfied with the proposal it is considered that the appearance of the garage within the street scene would be an unattractive feature and may cause highways safety issues. 21. The proposed garage is to be utilised by the owner/occupier of 6 Sydney Street and the owner/occupier of the rear annex, this would require both the users to be considerate of each other in terms of manoeuvring in and out of the proposed garage. 22. The 2009 application also provided two off street parking spaces; however these spaces would have been accessed off the rear service lane and would not have involved manoeuvring in and out of a garage. 23. The proposed layout would involve vehicles manoeuvring in an out of the garage on a fairly busy route through Douglas. Given that vehicles sometimes utilise the on street parking in front of the annex, and given the distance to the junction with Sydney Street it is considered that reversing in and out of the garage could have a harmful impact on highways safety. 24. Overall it is considered that the proposed development would have an unacceptable impact on the character and appearance of the street scene and highways safety and is therefore recommended for refusal. ### 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. 27. The owner/occupier of The Cottage, 2 Oxford Street, Douglas is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (6) (a), considered an "interested person" and as such should be afforded party status. ### Recommendation Recommended Decision: Refused Date of Recommendation: 04.02.2013 C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals R 1. The removal of the section of boundary wall and railings would result in the proposed garage extension appearing as an unattractive dominant feature within the street scene which would have a harmful impact on the character and appearance of the street scene which would be contrary to General Policy 2 (b) and (c) of the Isle of Man Strategic Plan. R 2. The proposed access would not provide satisfactory manoeuvring space, and the reversing of vehicles in and out of the proposed garage may have an unacceptable effect on the traffic flows on the highway which would be contrary to General Policy 2 (h) and (i) of the Isle of Man Strategic Plan. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 Decision Made : Refused Committee Meeting Date : 11/02/13 Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☐ YES/☐ NO --- *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/3776-braddan-land-behind-extension-garage/documents/1285642*