**Document:** Planning Report and Recommendations **Application:** 09/01322/B — Alterations and extensions to dwelling **Decision:** Permitted **Decision Date:** 2009-10-30 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63769-braddan-3-rosedene-dwelling/documents/1385920 --- # Planning Report and Recommendations **Application No.:** ** 09/01322/B ** **Applicant:** ** Mr & Mrs Andrew Corran ** **Proposal:** ** Alterations and extensions to dwelling ** **Site Address:** ** 3 Rosedene Avenue Onchan Isle Of Man IM3 3HF ### Considerations **Case Officer:** Mr A Holmes ** **Photo Taken:** ** 14.10.2009 ** **Site Visit:** ** 14.10.2009 ** **Expected Decision Level:** ** Senior Planning Officer ### Written Representations 12 Hillcrest Grove Birch Hill Onchan Isle Of Man Objects to the proposal ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose **Consultee:** Onchan Commissioners **Notes:** Refuse **Consultee:** Drainage Division **Notes:** No objection ### Officer's Report #### The Application Site And Proposed Development The application site comprises the residential curtilage of a detached dwelling that is located on Rosedene Close in Onchan. The proposed development comprises alterations and extensions to the dwelling. #### Planning History Whilst the application site has been the subject of a previous planning application it is considered that this is not specifically material to the assessment of this current planning application. #### Representations Onchan District Commissioners recommend that the planning application be refused on the grounds that the proposal will result in the loss of parking behind the building line contrary to the provisions of the Onchan Local Plan. The Department of Transport Highways Division do not oppose the planning application. The Department of Transport Drainage Division do not oppose the planning application. The owners and/or occupants of 12 Hillcrest Grove, which is located to the rear of the application site, object to the planning application. The grounds for their objection can be summarised as concern that the proposal will result in an unacceptable adverse impact on private amenity, that it will cause unacceptable levels of overlooking with associated loss of privacy, and that it will have an adverse visual impact on street scene. They suggest that the proposal is an over intensive form of development and highlight previously refused planning applications within the surrounding area. 26 October 2009 09/01322/B Page 1 of 3 ## Planning Policy In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, contains two policies that are considered specifically material to the assessment of this current planning application: ### Policy O/RES/P/20 states: "Except where required otherwise by the local plan, car parking standards of at least three spaces per dwelling which may include a garage will be applied to all new residential development within the local plan area. Permission will not generally be forthcoming for extensions or conversions which result in a loss of parking space behind the building line." ### Policy O/RES/P/21 states: "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." In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that 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 of the Isle of Man Strategic Plan 2007 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." ### Assessment The planning application seeks approval for the alteration and extension of the dwelling contained within the application site. The proposal comprises the erection of an extension onto the side of the dwelling and the installation of dormer windows on the rear elevation as part of the use of the roof space as habitable accommodation. The application site and surrounding area was visited as part of the assessment of the planning application. The main considerations in the assessment of the proposal are the impact on public amenity within the surrounding area, the impact on private amenity within the surrounding area, and the impact on highway safety. In terms of public amenity the main issue is the impact of the proposal on the visual appearance of the street scene. In this respect it is concluded that the increase in width of the building does not unduly harm the street scene and, as such, the impact is acceptable. 26 October 2009 09/01322/B As regards the impact on private amenity the distances between built development and changes in levels through the area are sufficient to limit the impact that the proposed development has on the private amenity of the adjoining properties. The proposal sits comfortably within the application site and cannot be reasonably deemed to be over intensive development. The overall dwelling is domestic in terms of use and there is not requirement for applicants to justify their proposals. Turning to the impact on highway safety it can be seen that the proposal results in the loss of an existing garage, which has lead to the objection from Onchan District Commissioners on the basis of Policy O/RES/P/20. The provisions of this policy state that permission will not generally be forthcoming for extensions or conversions which result in a loss of parking space behind the building line. However, the planning policy does not rule out the loss of such space entirely and it has been previously considered that the viability of the existing garage and the on-site provision after the proposal should be taken into account. In these respects it can be seen that two on-site car parking spaces are available after the proposed development. Given this, and that fact that the current car parking standard for typical residential is two spaces per dwelling under the Isle of Man Strategic Plan 2007, it is concluded that the harm arising form the proposal is limited. On the basis of the above it is recommended that the planning application be approved. ## PARTY STATUS It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status: Onchan District Commissioners; The Department of Transport Highways Division; The Department of Transport Drainage Division; and The owners and/or occupants of 12 Hillcrest Grove. Recommendation Recommended Decision: Permitted Date of Recommendation: 26.10.2009 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 location plan and drawing no.s AT1005.1 and AT1005.2 date stamped the 7th August 2009. I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Decision Made : Permitted Date : 28/10/09 Signed : ______________________________ Senior Planning Officer 26 October 2009 09/01322/B Page 3 of 3 --- *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/63769-braddan-3-rosedene-dwelling/documents/1385920*