**Document:** Officer Planning Report Recommendation **Application:** 09/01942/B — Erection of a sun room extension to rear elevation **Decision:** Permitted **Decision Date:** 2010-01-19 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64152-braddan-81-anagh-coar-road-extension/documents/1391836 --- # Officer Planning Report Recommendation **Application No.:** ** 09/01942/B ** **Applicant:** ** Peter Heginson ** **Proposal:** ** Erection of a sun room extension to rear elevation ** **Site Address:** ** 81 Anagh Coar Road, Douglas, Isle Of Man, IM2 2AS --- ### Considerations **Case Officer:** Mr Gary Barr ** **Photo Taken:** ** - **Site Visit:** - **Expected Decision Level:** - Senior Planning Officer --- ### Written Representations --- ### Consultations **Consultee:** Highways Division **Notes:** **Consultee:** Douglas Corporation **Notes:** No objection **Consultee:** Drainage Division **Notes:** No objection in principle subject to: --- ### Officer's Report #### The Site The application site represents the residential curtilage of 81 Anagh Coar Road which is an existing semi-detached dwelling situated at the western side of Anagh Coar Road which leads off the New Castletown Road and Cooil Road within the built up residential area of Anagh Coar / Farmhill in Douglas. The property sits in a modest plot and comprises a two storey pitched roof dwelling with separate garage. #### The Proposal The proposed planning application is seeking approval for the erection of a single storey lean to extension to the rear elevation of the dwelling. The proposed sun room would adjoin the existing dining room and kitchen extension. The proposal would match the existing kitchen extension, in terms of height, pitch and projection. #### 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 a policy which is 18 January 2010 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 The following previous planning applications should be considered in the assessment and determination of this application: PA 96/00157/B - Erection of a garage - Permitted PA 06/00281/B - Erection of an enclosed front porch and replace existing garage roof - Permitted PA 09/01060/B - Erection of an extension to dwelling house - Permitted ### Representations The Douglas Corporation has no objection with the proposal. The Department of Transport Highways Division have not commented on the proposal. The Department of Transport Drainage Division has no objection subject that there must be no discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s). It should be noted that it is an offence under Manx legislation to permit the discharge of pollution or harmful matter to any public sewers or watercourse. Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation. **ASSESSMENT** Given the nature of the proposed development it is therefore appropriate to assess the impact it would have upon the existing property, the neighbouring properties and the surrounding area in general. The proposed sun room would be in-keeping with the character of the existing building with the use of matching materials ensuring that the new built form would blend with the existing and would represent a continuation of the existing form and general design of the adjoining kitchen extension. The private and public residential amenity of the neighbouring properties would not be adversely affected by the proposed application. The proposed development would not extend beyond the adjoining neighbouring properties conservatory. As such, it would not create an overbearing impact on 79 Anagh Coar Road nor would it affect the level of sunlight currently enjoyed by the neighbouring property, to an unacceptable degree. After a discussion with the applicant it was made clear that there would be white solid panels erected on the southern elevation of the sun room to protect the privacy of the neighbouring property. It was also stated that the 2m high boundary fence would be removed to accommodate the proposed extension and after the works it would be reinstated (the 2m high fence) to adjoin the extension at its south western point. This would enclose off the rear yard of 81 Anagh Coar Road and prevent overlooking and protect the residential amenities of the neighbouring property. The proposed development would be a minor alteration to the dwelling and it would be in-keeping with the character of the existing property and the locality. As such, it would not detrimentally affect the visual amenities of 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: - Douglas Corporation - The Department of Transport Highways Division - The Department of Transport Drainage Division **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 18.01.2010 **Conditions and Notes for Approval / Reasons and Notes for Refusal** 18 January 2010 ## 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 Location Plan and Drawing 1132-10B each received on 27th November, 2009 and e-mail from applicant received on 14th January, 2010. ### C 3. Notwithstanding the details on the approved plan the southern elevation of the sun room shall be of obscure glazing (Pilkington Grade 5) and shall be kept and maintained thereafter. 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/64152-braddan-81-anagh-coar-road-extension/documents/1391836*