**Document:** Officer Planning Report Recommendations **Application:** 05/92154/B — Erection of a two storey extension to side elevation to provide garage, utility and sun room with two bedrooms above **Decision:** Permitted **Decision Date:** 2006-03-02 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/79806-ballaugh-4-glebe-extension-garage/documents/1459422 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations Mr J P & Mrs M P Bolt
R A Knox ### Consultations [Table omitted in markdown export] ### Policy ### Officer's Report ## Description Of Application Site - The application site is a two storey end of terrace building situated on the eastern side of Glebe Aalin. - Glebe Aalin is a residential cul-de-sac situated within a predominantly residential area. - To the north of the application site is the residential property of 3 Glebe Aalin - To the south of the site is an area of hardstanding in front of 5-7 Glebe Aalin - To the rear of the application site is open countryside ## Proposal - The proposal is to erect a two storey side extension with a conservatory. - The side extension will project 4m to the side of the property and will be 9m in length. - The height of the extension will be 7.5m to the ridge. - The extension will be rendered and painted to match the existing property. - A conservatory will be built on the rear elevation of the extension. This will be 3.9m in length and 4.3m in width. ## Relevant Planning History - None ## Development Plan Policies - Isle of Man Planning Scheme (Development Plan Order) 1982 - Isle of Man Strategic Plan (Modified Draft) 2004; GP2, Para 8.12.1, TP4 ## Statutory Consultation Responses - DoT – The proposed development will result in on street parking when the garage door is opened because the driveway is less than 5m in length ## Public Responses - Press notice were posted on 17/11/04 - Representations have been received from the occupiers of 6 and 7 Glebe Aalin - The occupier of 6 Glebe Aalin has raised the following concerns: - The extension goes beyond the existing footprint and building line of the terrace to the rear elevation and creates a larger dwelling which is not in context with the adjoining or neighbouring properties - The additional accommodation substantially alters the volume of the building beyond the scope of the original scheme design. The original development was to provide two bedroom terraced property and the proposed extension is a complete departure from this both in volume and accommodation to be provided. - The additional accommodation will extend the terrace and will to the northern elevation of their property and neighbouring properties - The occupiers of 7 Glebe Aalin is concerned with the following - The proposed two storey side extension decreases, to approximately 9 metres, the distance from the front of our property to the proposed gable end. As our property is northerly facing it is our opinion that loss of light will arise in the main living room as a direct result of this reduction in space. - The inclusion of a side window within the gable end will have privacy issues looking directly into the main front windows of no.6 and 7. ## Issues - In terms of the impact of the proposal on No.3 Glebe Aalin, the application site is set to the south of the neighbouring property. The nearest habitable window is 600mm from the boundary of the application site. No. 3 also projects 950mm beyond the rear building line of application site. The proposed extension is set 4.4m off the boundary of the neighbouring property. I therefore consider any impact from overshadowing and overlooking to be significantly reduced. - In term of the impact on No.6 and No.7 Glebe Aalin, the application site is set to the northwest of the adjacent properties. The extension will project 4m towards the adjacent properties. An 11m gap will remain between the new extension and the front elevations of No.6 and No.7 Glebe Aalin. Due to the orientation of the application site in relation to the neighbouring properties along with the 11m gap, I consider any impact from overshadowing to be significantly reduced. Furthermore, I consider the proposal would not have an overbearing impact on the occupiers of the adjacent properties. - There are no first floor windows on side of the extension. There will only have one window at ground floor level and this will be set behind an existing fence line. I therefore consider any impact from overlooking will be significantly reduced by the existing boundary fence. - In respect of the impact on the streetscene, No.1 Glebe Aalin, has a similar two storey side extension to that currently proposed for the application site. I consider the design of the extension would not adversely affect the visual amenities of the street scene. - Highways have objected to the proposal in that it will result in on street parking when the garage is opened because the driveway is less than 5m in length. However, there are unallocated parking spaces in the vicinity of the application site. I consider the issue of on-street parking to be very minor. Furthermore, the application site is within a residential cul-de-sac where traffic movements are relatively slow. I consider the proposal will not have any significant impact on highway safety. ### Conclusion I therefore recommend that permission be granted subject to conditions in the attached schedule. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 27.01.2006 ### 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 permission relates to the erection of a two storey extension with conservatory as shown in drawing numbers A/05/2s; A/05/3s and A/05/3L date stamped 10th November 2005. C 3. The external facing and roofing material of the extension must match those of the existing building in all respects. C 4. There must be no discharge of surface water to the main foul sewer. N. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection. I confirm that this decision accords with Government Circular No 57/01 (Delegation of Functions to Director of Planning and Building Control). Decision Made : Approval by delegation Date: 21/2/04 Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control --- *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/79806-ballaugh-4-glebe-extension-garage/documents/1459422*