**Document:** Planning Officer Report **Application:** 09/00445/B — Alterations, erection of an extension and conversion of garage to provide additional living accommodation **Decision:** Permitted **Decision Date:** 2009-10-20 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/62635-kirk-michael-kelbar-conversion-extension/documents/1373765 --- # Planning Officer Report **Application No.:** 09/00445/B **Applicant:** Miss Marian Ashcroft **Proposal:** Alterations, erection of an extension and conversion of garage to provide additional living accommodation **Site Address:** Kelbar 20 Cannan Avenue Kirk Michael Isle Of Man IM6 1HF ### Considerations Case Officer : Mr Steve Stanley **Expected Decision Level:** Senior Planning Officer ### Written Representations 19 Cannan Avenue Kirk Michael Isle Of Man IM6 1HF Objects to the proposal ### Consultations Consultee : Highways Division Notes: Defer Consultee : Michael Commissioners Notes: No objection Consultee : Drainage Division Notes: No objection ### Officer's Report ### The Site The application site relates to the detached residential property "Kelbar", 20 Cannan Avenue, Kirk Michael. The property is located on the northern side of the road. Parking for the dwelling is provided on a driveway which can accommodate two vehicles (see photographs). There is also a garage. ### The Proposal This application seeks approval for the erection of an extension to the rear of the property and the conversion of the existing garage to provide additional living accommodation. The rear extensions would extend 7.76 metres from the rear wall and would be 5.13 metes from the side wall of the adjacent property Shang Ri La. There would be no windows in the side wall facing onto Shang Ri La and the extension would be finished to match the existing property. The proposed garage conversion would consist of the replacement of the existing garage door with a window with the area around the window being finished to match the existing property. ## Planning Status The application site is located within an area identified as being predominantly residential use by the Kirk Michael Plan. Within the Isle of Man Strategic Plan, the following are considered relevant: General Policy 2, which 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; - (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." Paragraph 8.12.1, which states: "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 have been no previous planning applications relating to this property. ### Representations The owners/occupiers of 19 Cannan Avenue, Kirk Michael (adjacent to the application site) object to this application on the grounds that there would be a loss of light and view affecting their kitchen window which would de-value their property. Michael Commissioners state that they do not object to the proposed development but have concerns regarding loss of light to the adjacent property. The Department of Transport Highways Division requested that this application be deferred as the plans do not demonstrate how two off street parking spaces will be provided within the applications site. Subsequently photographs showing two vehicles parked on the driveway have been submitted. The Department of Transport Drainage Division does not object to this application subject to conditions. **ASSESSMENT** The main issues to be considered in the assessment of this application are the impact upon the streetscene and the impact upon adjacent properties. The development would have little visual impact upon the property as viewed from Cannan Avenue given that the only visible part of the works would be the garage conversion. This aspect of the proposal would not adversely affect the streetscene and as such it is judged that public amenity would not be unduly affected by the proposed development. Furthermore, it has been demonstrated that the site would continue to provide 2 off-street parking spaces in accordance with current standards. The rear extension is most likely to impact the adjacent property to the south west (Number 19) as it would extend from the rear elevation of Kelbar in line with the shared boundary. It is judged that there are three factors which render this aspect of the proposal acceptable. Firstly, a separation distance of over 5 metres would be achieved between the side elevations of the opposing properties which is judged to be sufficient to prevent the extension from having an overbearing impact. Secondly, the orientation of the properties is such that Kelbar is to the north of Number 19 and consequently there would not be a loss of sunlight to Number 19. Finally, there are no windows proposed to the side wall elevation of the extension and as such no overlooking onto Number 19 would occur. The roof lights proposed would be at a height which would not allow persons within Kelbar to gain views onto Number 19. It is concluded that the proposed extension and garage conversion are acceptable. **RECOMMENDATION** Permit. ## **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 owners/occupiers of 19 Cannan Avenue (Shang Ri La), Kirk Michael (adjacent to the application site) - Michael Commissioners - The Department of Transport Highways Division - The Department of Transport Drainage Division **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 14.09.2009 **Conditions and Notes for Approval / Reasons and Notes for Refusal** 14 September 2009 09/00445/B Page 3 of 4 --- *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/62635-kirk-michael-kelbar-conversion-extension/documents/1373765*