**Document:** Officer Planning Report Recommendation **Application:** 09/00050/B — Alterations and extensions **Decision:** Permitted **Decision Date:** 2009-02-23 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/62254-braddan-17-copse/documents/1368380 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations ### Officer's Report #### The Site The application site represents the curtilage of an existing property at 17 Copse Hill in Douglas, which is a detached bungalow in an area of similar dwellings. The property is located in a cul-de-sac to the west of Saddle Road in Saddlestone Park. #### The Proposal 19 February 2009 09/00050/B Page 1 of 4 The planning application seeks approval for the extension of the existing bedrooms 2 and 3 which are located at the rear of the property to provide a new lounge, kitchen and breakfast area. The extension would measure approx 7.9m (L) x 5m (W) x 4.6 (H) and have white uPVC windows and render to match existing. There would also be an extension to the western (side) elevation to provide a utility room and would measure 4.35m x 2.8m x 5.4m to the ridge line. The extension would be finished to match the existing property. There would be numerous internal alterations to provide an additional living accommodation for the property. ### Planning Status The application site is within an area of "Residential Use" under the Douglas South Local Plan, which was adopted by Tynwald in 1998. The Isle of Man Strategic Plan 2007 contains one policy which is considered specifically material to the assessment of this current planning application - General Policy 2 states: "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." Paragraph 8.12.1 - Extensions to Dwellings in built up areas or sites designated for residential use, is also considered relevant to this application; "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 are no planning applications to be considered relevant in the assessment and determination of this application. ## Representations The Department of Transport Highways Division have not commented on the development. Douglas Corporation has no objection with the proposal. The owner and / or occupier of 19 Copse Hill, Saddlestone Park, Douglas has objected to the proposal. The objector has concerns regarding to the adverse visual impact the extension would have on their property as the proposal would extend approximately one third of the length of the garden from the existing rear wall at its greatest point. 17 Copse Hill is set lower than 19 Copse Hill and the pitched roof of the extension would create a dominant feature as seen from 19 Copse Hill. ## Assessment Given the nature of the proposed development it is therefore appropriate to assess the impact of the proposal upon the existing property, the neighbouring properties and the surrounding area in general. In terms of the existing dwelling, the proposed rear extension would follow the existing architecture of the building, with the continuation of the existing pitched roof. The matching ridge line and materials would represent an extension of the existing form and general design of the property apart from the rear roof glazing section appears to be disproportionate and in an unusual shape. The windows, render and other alterations would ensure that the new built form would blend in with the existing. The extension would be in-keeping with the street scene and would not create a dominant feature within the existing cul-de-sac. It is considered that the precedent has already been set, with numerous extensions and conservatories within the vicinity. The extension to the rear of the property can not be viewed from the main thoroughfare; with the side extension being relatively minor and distant. It is judged that the proposed development will have no adverse impacts upon the surrounding area in general. The property most likely to be affected by the proposed development would be 19 Copse Hill to the west, due to its proximity to the side extension (utility room). The extension will project out 2.8m from the side of the property and would form a gable end with a pitched roof, which would fall within 1m of the boundary of the neighbouring property. This is of slight concern but as the nearest section of 19 Copse Hill is the garage and not a principle room, it is considered that this would be acceptable. It is approximately 7.4m from the side elevation of the extension to the main body of 19 Copse Hill, which would limit any impact on the residential environment of the neighbouring property. The extension would be in-keeping with the street scene and would not create a dominant feature within the existing cul-de-sac. It is considered that the precedent has already been set, with numerous extensions and conservatories within the vicinity. The extension to the rear of the property can not be viewed from the main thoroughfare; with the side extension being relatively minor and distant. It is judged that the proposed development will have no adverse impacts upon the surrounding area in general. ## Recommendation For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. ## 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: The Department of Transport Highways Division Douglas Corporation The owner and / or occupier of 19 Copse Hill, Saddlestone Park, Douglas ### Recommendation Recommended Decision: Permitted Date of Recommendation: 17.02.2009 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 submitted drawings H/42/1, H/42/2 and H/42/3 all received on 14th January, 2009. C 3. The windows to be formed in the north was facing and south east facing elevations of the extension shall only be glazed or re-glazed with obscure glass. C 4. No facing and roofing materials shall be used other than materials similar to those used on the existing building. I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings. Decision Made: Permitted Date: 19.12.2009 Signed: D. B. B. (signature) Acting 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/62254-braddan-17-copse/documents/1368380*