**Document:** Officer Planning Report **Application:** 09/02114/B — Erection of a two storey extension to replace existing garage and widening of driveway and access onto highway **Decision:** Refused **Decision Date:** 2010-02-23 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64315-braddan-26-cronk-replacement-extension/documents/1394096 --- # Officer Planning Report **Application No.:** ** 09/02114/B ** **Applicant:** ** Mark & Karen Kneen ** **Proposal:** ** Erection of a two-storey extension to replace existing garage and widening of driveway and access onto highway ** **Site Address:** ** - 26 Cronk Avenue - Onchan - Isle Of Man - IM3 3DF ### Considerations **Case Officer:** Mr A Holmes ** **Photo Taken:** ** - ** **Site Visit:** ** - ** **Expected Decision Level:** ** Senior Planning Officer ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** - Objection **Consultee:** Onchan Commissioners **Notes:** - Refused **Consultee:** Drainage Division **Notes:** - No objection ### Officer's Report #### The Application Site And Proposed Development The application site comprises the residential curtilage of a two-storey semi-detached dwelling that is located on Cronk Avenue in Onchan. The proposed development comprises the erection of a two-storey extension onto the side of the dwelling. #### Planning History The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. #### Representations Onchan District Commissioners recommend that the planning application be refused on the basis that it results in loss of parking space behind the building line. The Department of Transport Highways Division oppose the planning application on the basis that the proposed second off-street parking space measures 4.9 metres from the edge of the carriageway to the front of the dwelling. They state that a minimum of 5.5 metres is required. The Department of Transport Drainage Division do not oppose the planning application. #### Planning Policy In terms of local plan policy, the application site is within an area recognized as being within predominantly residential use under the Onchan Local Plan. Planning Circular 1/2000, which constitutes the written statement. 11 February 2010 09/02114/B Page 1 of 3 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." ## Assessment The planning application seeks planning approval for the erection of a two-storey extension onto the side of the dwelling. The proposed extension is considered to be a relatively common means of extending a two-storey semidetached dwelling. Indeed, the proposal would have suitably limited impact on public amenity and private amenity within the surrounding area. However, the proposal results in the loss of existing on-site car parking space and the property would thereafter rely on space in front of the dwelling. As highlighted within the objection from the Department of Transport Highways Division the space shown on drawing no. 09/0014/03 in front of the existing dwelling is of inadequate size to be classed as valid. The proposal can therefore only be viewed as providing one valid on-site car parking space and results in the loss of parking space behind the building line. On that basis it has to be concluded that the proposal fails to provide on-site parking space to meet the needs of the dwelling, contrary to Policy O/RES/P/20 of Planning Circular 1/2000 and General Policy 2 of the Isle of Man Strategic Plan 2007. It is recommended that the planning application be refused. ### 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: The Department of Transport Highways Division; and The Department of Transport Drainage Division. ## Recommendation Recommended Decision: Refused Date of Recommendation: Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals R 1. The space remaining for on-site car parking following the erection of the proposed extension is of insufficient depth to provide valid useable space for two cars. As such, the proposal removes existing on-site car parking provision without providing appropriate replacement space and is therefore contrary to Policy O/RES/P/20 of Planning Circular 1/2000 and General Policy 2 of the Isle of Man Strategic Plan 2007. I confirm that this decision accords with Government Circular No 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 : Refused 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/64315-braddan-26-cronk-replacement-extension/documents/1394096*