**Document:** Officer Planning Report **Application:** 06/00308/B — Convert and extend existing garage to provide additional living accommodation and erection of a new attached garage **Decision:** Refused **Decision Date:** 2006-07-04 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/80212-braddan-22-king-conversion-extension/documents/1464566 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report #### Site The dwelling 22 King Edward Close, Onchan, is a single story detached bungalow, which is at the end of a residential cul-de-sac, located on the western side of King Edward Close, north of Onchan Head. #### Land Use Zoning The site has been zoned under the Onchan Local Plan Order 2000 as being within a predominately residential use; the site is not within a Conservation Area. #### Planning History The property has benefited from a Planning Approval for the erection of conservatory to rear elevation (02/02084/B). #### Proposal The application proposes to convert and extend the existing garage to provide additional living accommodation and erection of a new attached garage. The exiting garage which is to be converted to a lounge / kitchen, would have a front projecting extension of 2.15 metres, which would bring the extension level with the existing front elevation of the dwelling, within the front elevation the extension includes the installation of a window. Due to the extension the existing paved driveway would be removed. The proposed side extension which would be located on the east elevation of the dwelling would have a side projection of 4.3 metres, a length of 6.4 metres and a maximum height of 4.1 metres. Within the side elevation of the garage the application includes the installation of the window. To provide access to the new garage a new driveway would be formed with a width of 3.4 metres and a minimum length to the highway of 5.8 metres. The garage extension would leave a minimum gap of 0.8 metres to the rear boundary which is shared with the neighbouring property 21 King Edward Close, which comprise of a 1.2 metre high timber fence. ### Representations The Onchan Commissioners have considered the application and have recommended an approval but note "The Commissioners consider that the proposed garage extension may project beyond the building line". The Department of Transport Highways Division have objected to the application on the grounds that:- - The position of the new driveway will prove difficult to access and egress. We have received no privately written representations objecting to the application. ### Assessment / Recommendation My initial concern with the submitted application was what affect the proposal would have on the street scene and neighbouring properties. After visiting the site my concerns where confirmed and it is my belief that the proposal would give a more enclosed feel particularly when entering and existing the cul-de-sac, presently the soft landscaping helps provide openness, but if approved the proposed garage would cause a more overbearing impact to the detriment of the residents of the cul-de-sac and to the visual appearance of the street scene. I also have an additional concern of the proposal projecting in front of the building line of the neighbouring property 21 King Edward Close, particularly because of the closeness between the two properties, I feel the proposal would cause a significant overbearing impact to the neighbouring property. The Department of Transport objection is due to the positioning of the garage and the new driveway, proving difficult to access and egress. The Applicant has subsequently responded to the is objection stating that "the existing driveway was basically the same, and that parking and turning in the cul de sac would not be different to what he has been used to since he purchased the dwelling some years ago. The present cul de sac serves only three dwellings". After considering both views I consider that access into the proposed garage and driveway would require the use of the cul-de-sac, however I do not believe this would cause significant adverse impacts to the detriment of the neighbouring properties to warrant a refusal on these grounds. For these reasons the proposal would seem inappropriate in this location and therefore my recommendation is for a refusal. I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:- ## Recommendation **Recommended Decision:** Refused **Date of Recommendation:** 20.06.2006 ### 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** #### R 1. Insofar as the proposal can be assessed, it is apparent that - (a) the garage would be visually intrusive in this location and would be detrimental to the amenity of the area, and would set a precedent for further built development along the edge of the road to the detriment of the appearance of the area; and - (b) the garage extension, due to its forward projection in relation with 21 King Edward Close, would cause a visually intrusive feature to the detriment of the residential amenity of the dwelling. *create* #### O 1. Studying the submitted drawings, the submitted location plans, photographs, aerial photograph and our own maps of the area, I am concerned that the ground floor plan showing the boundary of the site are incorrect and therefore the proposed driveway would not have sufficient room to meet the requirements for a off street parking provisions. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) **Decision Made : Refused** **Date :** 21.06.2006 **Signed :** M. I. McCauley Director of Planning and Building Control 20 June 2006 06/00308/B Page 4 of 4 --- *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/80212-braddan-22-king-conversion-extension/documents/1464566*