**Document:** Officer Planning Report Recommendation **Application:** 09/01493/B — Erection of an extension in rear yard of dwelling **Decision:** Permitted **Decision Date:** 2009-11-16 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63927-braddan-1-victoria-extension-dwelling/documents/1388459 --- # Officer Planning Report Recommendation **Application No.:** 09/01493/B **Applicant:** Mr John Keen **Proposal:** Erection of an extension in rear yard of dwelling **Site Address:** Victoria Place Douglas Isle Of Man IM2 4ET ### Considerations Case Officer : Ms Henrietta Hopkins **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Douglas Corporation Notes: no objection. Consultee : Drainage Services Manager Notes: no objection in principle ### Officer's Report ### The Site The application site represents the property 1 Victoria Place. The property is a terraced unit located in an established residential area. ### The Proposal This application seeks approval for a first floor rear extension and an adjoining two storey rear extension. The first floor rear extension will form a store room. The attached two storey in the existing yard area will form a utility room and part of the store area on first floor. ### Planning Status The application site is located within an area identified as 'Predominantly Residential' in the Douglas Local Plan 1998. The Isle of Man Strategic Plan 2007 contains a 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 is also considered relevant: "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 The property has had one previous planning applications submitted which is not considered relevant to the proposed application. 06/00238/B - Installation of upvc top opening casement windows to replace existing to front and gable elevations - Permitted (28th April 2006) ### Assessment The application site is located within an area of 'Predominantly Residential Use' under the Ramsey Local Plan 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 and Paragraph 8.12.1 of Isle of Man Strategic Plan 2007). Having assessed the proposed developments against the above, it is concluded that the proposal is acceptable by reason of its siting, scale, form and design. The proposal would be modest addition and considered to fit comfortably within the rear elevation. The extension would not be noticeable to the public as it is situated to the rear of the property within an enclosed yard area. It is considered that the proposed development will not have a detrimental impact on neighbouring properties. The extension will be located within an enclosed rear yard and will not be higher than the window on the rear wall of attached property no.5. The proposed developments will not affect the access or existing parking spaces and therefore the highway adviser has raised no planning objection to the proposed development. ### Representations Department of Transport raises no objection to the proposed development. Douglas Corporation has raised no objection to the proposal **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. Department of Transport Douglas Corporation --- **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** **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 Drawing Nos. K/1/09, K/2/09, K/3/09, K/4/09, K/5/09 received on 9th September, 2009. ## **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 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 :** 16/11/09 **Signed :** __________________________ Senior Planning Officer --- 26 October 2009 09/01493/B --- *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/63927-braddan-1-victoria-extension-dwelling/documents/1388459*