**Document:** Officer Planning Report
**Application:** 10/01520/B — Extension to dwelling
**Decision:** Permitted
**Decision Date:** 2010-12-06
**Parish:** Bride
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/37162-bride-the-cedars-extension-dwelling/documents/1361415

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# 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] [Table omitted in markdown export]

### Officer's Report

#### The Site

The application site represents the curtilage of an existing detached bungalow, The Cedars, 1 Ballakilley Close, Bride Village. The dwelling is located within a cul de sac which contains 2 dwellings and is accessed from Bride Hill, near to the roundabout.

The dwelling is a rectangular shaped bungalow with a pitched roof over. The property faces eastwards and there is a flat roofed garage extension attached to the northern end.

The site and the surrounding area slope upwards from north to south. The dwelling is therefore located at a higher level than the adjacent property to the north, but at a lower level than the properties to the south. Due to the sloping nature of the site, the existing garage extension is positioned at a lower level than the floor level of the main house.

#### The Proposal

Proposed is the construction of a wider replacement garage with bedroom accommodation above.

An almost identical proposal was previously approved under PA 01/01775/B. This permission expired on 11th January 2006, but was extended for a further 4 years, finally expiring on 11th January 2010. An additional request to extend the permission was refused in March 2010.

The proposal includes the demolition of the existing flat roofed garage extension and its replacement with a wider and higher extension. The extension would measure 11.2 metres deep and 3.65 metres wide, so it would be approximately 650 mm wider than the existing extension. The proposed extension would have a garage on the lower ground floor and an ensuite bedroom at ground floor level above. The roof would be pitched, similar to that of the main house, although the eaves and roof height of the extension would be set at approximately 500 mm lower. Due to the sloping nature of the site, the dwelling is able to have a garage at lower ground floor level at this point, without the need for any excavations.

The garage would have a garage door to the eastern (front) elevation with glazed top panels, in order to allow light to the interior. In addition to this, there would be a pedestrian door to the western (rear) elevation.

Because the roof level of the extension would be lower than that of the main house, the bedroom over the garage would not have windows in the front and rear elevations, to match the existing house. Instead, the bedroom would have 3 rooflights ( 2 to the front and 1 to the rear) and a small circular window, which would be on the northern (side) elevation.

The external finishes of the extension, including the walls, the roof, the windows and the doors, would match those of the existing dwelling.

## Planning History

The following previous planning application is considered to be relevant in the assessment and determination of this application;

01/01775/B - Permitted 22.03.10 Extension to dwelling with integral garage. Approval extended for 4 years on 18.11 .05 to 11.01 .10 . Further extension of duration of consent refused by Senior Planning Officer on 22.03.10.

### Development Plan Policies

The application site is located within an area designated as Predominantly Residential Use in the Isle of Man Development Plan 1982. The site is not located within a Conservation Area.

The Isle of Man Strategic Plan 2007 contains a policy and a paragraph which are considered 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;
- (I) 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." 8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use 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.

## Consultations

The Department of Infrastructure Highways Division do not object to this proposal, as there are no traffic management, parking or road safety implications.

The Drainage Division of the Isle of Man Water and Sewerage Authority have no objection to this proposal, subject to general conditions being complied with. The Division states that there must be no discharge of surface water from the development to any foul drainage, so as to comply with their requirements and the Sewerage Act 1999. If the proposed soakaways are not permitted by Building Control, then the Drainage Division state an alternative means of disposal must be found, without the water being discharged into the existing foul system. In addition to this, as there is a public sewer crossing the site, this must be identified before work commences and fully protected during building works.

### Representations

No written responses have been received from the general public.

### Assessment

This proposal should be assessed against General Policy 2 parts (b), (c) and (g), in addition to paragraph 8.12.1, from the Isle of Man Strategic Plan 2007. The main issues to consider are the impact on neighbouring properties and the surrounding area in general.

Impact on neighbouring properties; After carrying out a site visit, it is considered that the neighbouring property which the proposal could have an effect on is 2 Ballakilley Close, to the north of the site. This adjacent property is a detached bungalow, set at a lower level than the dwelling subject to this application. The properties are positioned so they are not quite parallel with each other, with number 1 Ballakilley Close (the application dwelling) located further forward (east) of number 2.

The application site is positioned to the south of the neighbouring property and on higher ground. Because of this position, I am concerned that the proposed extension may have an overbearing impact and cast a shadow over part of the adjacent garden. Having visited the site, I noticed that it was possible to see the existing gable end of the dwelling from within the neighbouring garden. It was also observed that there were lots of trees and hedges within Ballakilley Close and that there was much vegetation growing in the garden of number 2, immediately to the north of the application site. Taking everything into consideration, it was thought that if there was any loss of light to the adjacent property, it would affect a small area to the south eastern corner of the garden, which has much vegetation and therefore does not have a significant amount of light at present. The height of

the extension would be approximately 500mm lower than the main house, which would help to reduce the impact of the building as viewed from the neighbouring property.

In terms of loss of privacy to the neighbouring dwelling, it is important to consider the proposed windows and rooflights of the extension. These include 2 rooflights to the eastern roof, 1 rooflight to the western roof and 1 small round window to the northern gable end. Due to the position of the dwelling in relation to the adjacent property, it is judged that the only window which may be of concern is the small round window, as it would be on the northern gable facing towards the adjacent property. From studying the plans, it emerged that the window would have a diameter of 700mm and would be positioned high up in the gable end wall, with the bottom of the window being 2 metres above the internal floor level. It was therefore considered that due to the height of this window, it would not provide the inhabitants with views towards the neighbouring property. From viewing a drawing showing a section through the proposed extension, it seems more feasible that the rooflights would be providing the outlook from the bedroom.

For the above reasons, it is considered that the proposal would not have a significant detrimental impact on the neighbouring property, so as to warrant refusal of this application.

Impact on the surrounding area in general; Having visited the site, it is considered that the dwelling is not readily visible to the public. This is due to the dwelling being set back from the road behind other buildings and the natural screening afforded by the topography of the site and the vegetation.

The adjacent property (number 2 Ballakilley Close) is also a bungalow. This proposal would not alter the dwelling in height or in character, so the house types within the cul de sac would not be affected.

For the above reasons, it is considered that the proposal would not have a detrimental impact on the surrounding area in general.

## Recommendation

This application is deemed to be acceptable and is recommended for approval.

### Party Status

It is considered that the following parties should be afforded Interested 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.

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.

The Drainage Division of the Isle of Man Water and Sewerage Authority.

### Recommendation

Recommended Decision: Permitted

Date of Recommendation: 30.11.2010 30 November 2010 10/01520/B

## 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 proposal relates to the erection of an extension, as shown in drawing numbers 1075101,10 75102 and 1075103 , date stamped 14th October 2010.

C 3. The external finishes of the extension must match those of the existing building in all respects.

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

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*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/37162-bride-the-cedars-extension-dwelling/documents/1361415*