**Document:** Officer Planning Report **Application:** 10/00521/B — Installation of additional window and conversion of existing garage to living accommodation **Decision:** Permitted **Decision Date:** 2010-06-14 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36253-braddan-25-belgravia-conversion-garage/documents/1352108 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site comprises the curtilage of 25 Belgravia Road, Onchan. The property is a detached dwelling located in a residential area, with a granny flat extension to the rear. #### The Proposal Proposed is the addition of an extra window in the south east elevation of the house and the conversion of the existing garage into living accommodation. #### Planning History The following previous planning applications are considered relevant in the assessment and determination of this application; 85/00133/B – Permitted 01/01/94 Formation of a covered, external passageway. 06/01614/B - Permitted 30/10/06 Alterations, erection of an extension over existing garage / kitchen and driveway amendments. 07/01879/B - Approved at Appeal 14/04/08 Alterations and erection of a two storey extension to provide ancillary living accommodation. ## Development Plan Policies In terms of local plan policy, the application site is located within an area designated as "Residential" in the Onchan Local Plan Order 2000, Map No. 1. The site is not within a Conservation Area. The Isle of Man Strategic Plan 2007 contains a policy which is considered to be material to the assessment of this current planning application; 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. The Onchan Local Plan Order 2000 contains a policy which is considered to be material in the assessment of this current planning application; O/RES/P/21 4.66 EXTENSIONS AND ALTERATIONS TO EXISTING RESIDENTIAL PROPERTY WILL GENERALLY NOT BE OPPOSED WHERE SUCH PROPOSALS ARE APPROPRIATE IN TERMS OF SCALE, MASSING, DESIGN, APPEARANCE AND IMPACT ON ADJACENT PROPERTY. ### Representations The Department of Infrastructure Highways Division do not oppose this application as it has no traffic management, parking or road safety implications. The Highways Division had originally asked to defer the decision for more information as the plans did not demonstrate the two off street parking spaces with the conversion of the garage, but following discussions they have revised their comments Onchan District Commissioners recommend that the application be approved. The dwelling has been altered in the recent past. Proposals were permitted in 2006 for alterations and extensions, including the construction of a first floor extension over the garage and alterations to the driveway (PA 06/01614/B). In 2008, a subsequent application was approved at Appeal for the erection of a two storey extension to the rear to provide ancillary living accommodation (PA 07/01879/B). These proposals have been implemented. These previous changes have been extensive and the current proposed alterations are minor in comparison. The current proposal includes adding a window to the side (south) elevation of the dwelling and converting the garage into living accommodation, thus changing the existing garage door on the front (east) elevation to a window. The principal issues in assessing this application is whether the proposal complies with part (g) of General Policy 2 from the Isle of Man Strategic Plan 2007 in that it "does not affect adversely the amenity of local residents or the character of the locality." The window proposed for the side elevation would be UPVC double glazed to match the existing. The purpose of the window would be to provide a source of light for the study, which is currently an internal room. The proposed window would face towards the garage / sun lounge of the adjacent property, 5 Bay View Road. The main house of 5 Bay View Road has a front outlook facing west, which is directly opposite to that of 25 Belgravia Road. The garage / sun lounge of 5 Bay View Road is located at the bottom of the garden and is adjacent to the application site. There are no windows in the side elevations of the garage / sun lounge and there are already existing windows on this side elevation of 25 Belgravia Road, so there will be no overlooking issues between the two properties. In addition to this, there is a boundary wall and vegetation between the two properties which offers some screening. The garage is proposed to be converted into an extension for the existing kitchen and also to provide a new boiler room. There is sufficient off-street parking to compensate for the loss of a garage space. The window proposed for where the garage door currently is would be UPVC double glazed to match the existing. The window would look out towards Belgravia Road and there would be no overlooking issues with neighbouring properties. It is considered that the scale of the proposed development is modest and that it would not adversely affect the neighbouring properties. The proposal therefore accords with General Policy 2 and is deemed acceptable. ## Recommendation For the above reasons, this proposal is considered acceptable and is recommended for approval. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore afforded Interested Party Status; Onchan District Commissioners. It is considered that the following parties, who submitted comments, should not be afforded Interested Party Status; The Department of Transport Highways 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: 27.05.2010 ### 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 the installation of an additional window and the conversion of the existing garage to living accommodation, as shown in drawing numbers 1 and 3, date stamped 14th April 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : Signed 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/36253-braddan-25-belgravia-conversion-garage/documents/1352108*