**Document:** Planning Report and Recommendation **Application:** 09/01625/B — Alterations and erection of extensions to dwelling house **Decision:** Permitted **Decision Date:** 2009-12-31 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64126-braddan-woodridge-formerly-known-as-vaujany-alteration-dwelling/documents/1391444 --- # Planning Report and Recommendation **Application No.:** 09/01625/B **Applicant:** Mr Steven Wylie **Proposal:** Alterations and erection of extensions to dwelling house **Site Address:** Woodbridge (formerly Known As Vaujany) Hillberry Green Douglas Isle Of Man IM2 6DE ### Considerations Case Officer : Ms Henrietta Hopkins **Photo Taken:** 03.11.2009 **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Douglas Corporation Notes: no objections. ### Officer's Report ### The Site The application site relates to 'Vaujany' located in Douglas. The property is a two-storey detached property located in an established residential area. ### The Proposal The applicant proposes a first floor side extension over the existing garage, a single storey side extension and a single storey rear extension. The applicant proposes a first floor side extension over the existing garage to form an en-suite bedroom. The first floor side extension over the existing garage, situated to the north of the property, will have a width of 9.7 metres, depth of 6.7 metres and a maximum height of 7.4 metres. The single storey side extension will be located to the south of the existing property and will from a gym and pool area. The extension will have a width of 9.7 metres, depth of 12.5 metres and a maximum height of 5.1 metres. The rear extension to form a conservatory will extend 4 metres from the original rear wall and will have a width of 11.7 metres that will adjoin the proposed gymnasium. The applicant also proposes a balcony to the rear of the property. The extension will be to the rear of the proposed first floor side extension forming a bedroom. The balcony would project 3.4 metres and have a width of 9.5 metres. ## **PLANNING HISTORY** Previous applications that have been submitted are as follows: - 87/01004/B – Erection of a four bedroom dwelling and garage, Plot 7, Hillberry Green – Permitted (1st January 1994) - 90/01697/B – Erection of a dwelling with double garage, Plot 7 – Permitted (1st January 1994) - 96/00902/B – Erection of a detached dwelling with double garage, Plot 7, Hillberry Green – Permitted (30th October 1996) **ASSESSMENT** The application site is located in an 'Area of Low Density Housing in Parkland' in the Douglas Local Plan 1998. The Isle of Man Strategic Plan 2007 contains policies which are considered specifically material to the assessment of this current planning application – General Policy 2 and Environment Policy 3. **General Policy 2** states the following: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of the 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 adversely affect the (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not adversely affect public views of the sea; (f) incorporate where possible existing topography and landscape features, particularly trees and sod banks. (g) Does not adversely affect 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 car 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 the 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 the 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." Environment Policy 3 states the following: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value." ## Assessment The application site is located within an 'Area of Low Density Housing in Parkland' under the Douglas Local Plan Order 1998. Given the nature of the proposed developments it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2, Paragraph 8.12.1, and Environment Policy 3 of Isle of Man Strategic Plan 2007). The proposed extension is considered not to have a detrimental impact on the existing trees surrounding the area and therefore accords with Environment Policy 3 which states that development will not be permitted if the development would result in the unacceptable loss or damage to woodland areas. The proposed extensions are also considered to accord with General Policy 2 of the Isle of Man Strategic Plan. The property is surrounded by woodland and therefore it is considered that the proposed development will not have a detrimental impact on neighbouring properties. The nearest neighbouring dwelling is situated to the north of the property, approximately 23 metres away. The proposed extensions are also considered to be sympathetic to the existing building and surrounding area. A condition shall be attached for materials to match the existing; this is a necessary condition to protect the character of the area. Furthermore, a condition shall be attached for the development to relate to the amended plans received on 15th December 2009 which shows how the proposed balcony be will be held up which was not illustrated in the original plans. The proposed extension will not cause an impact on the existing parking arrangement and therefore the Highway Adviser has raised no objection to the proposed development. The proposed development will still be able to accommodate parking within the curtilage of the site. ### Reprsentations The Department of Transport has raised no objection to the proposed development Douglas Corporation has raised no objection to the proposed development. ### Recommendation For these reasons the proposal is considered acceptable and it recommended that the 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: 16.12.2009 ## 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. The external finishes of the extension must match those of the existing building in all respects. C 3. This approval relates to the submitted Drawing Nos. Plan A, B, C, D received on 5th October 2009, and 14602- 001, 002, 003 received on 15th December 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 : Signed : 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/64126-braddan-woodridge-formerly-known-as-vaujany-alteration-dwelling/documents/1391444*