**Document:** Officer Planning Report **Application:** 06/01117/B — Erection of a first floor extension over existing garage to provide additional living accommodation **Decision:** Permitted **Decision Date:** 2006-08-22 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/81260-braddan-7-larch-extension-garage/documents/1475676 --- # Officer Planning Report ## 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 ### Consultations ### Officer's Report #### Site The dwelling 7 Larch Hill Grove, Douglas is part of a pair of two storey semi-detached properties within a residential cul-de-sac. The dwelling is located on the southern side of Larch Hill Grove, which is north of Johnny Watterson’s Lane. The properties within the housing area of Larch Hill Grove comprise mostly of two storey detached and semi-detached properties which are used for residential use. #### Land Use Zoning The property has been zoned under the Douglas Local Plan order as being within a predominately residential use; the site is not within a Conservation Area. ## Planning History Extension to dwelling over garage and erection of conservatory (01/00008/B) - 5 Larch Hill Grove – approved. Extension to dwelling over garage to provide additional living accommodation (02/00539/B) - 1 Larch Hill Grove – approved. First floor extension over garage, erection of conservatory to rear elevation, installation of bay window to front elevation and conversion of garage to additional living accommodation (02/01300/B) - 17 Larch Hill Grove – approved. Extension over existing garage to form additional living accommodation (03/01597/B) - 2 Larch Hill Grove – approved. ## Proposal The application proposes the erection of a first floor extension over existing garage to provide additional living accommodation. The first floor gable end roofed extension would have the same footprint as the existing ground floor garage and therefore will leave a 1.2 metre setback from the front elevation. The proposed extension will provide an additional bedroom with en-suite bathroom. ## Representations The Onchan Commissioners would recommend that the application be Approved for planning purposes only. Highways Division – no objection subject to two off street parking spaces are available. Chief Fire Officer:- *Recommends that mains wired interconnected smoke detectors be installed* We have received no privately written representations objecting to the application. ## Assessment / recommendation The key issues in this application are:- - (A) Impact upon the residential amenity of the neighbouring properties; - (B) Parking provisions / Highways issues; - (C) Impact upon the Street scene **Impact upon the residential amenity of the neighbouring properties** The only neighbouring property which might be affected by the proposal is 5 Larch Hill Grove which has benefited from a similar extension, which is located to the north of the Applicants property. Possible impacts that might occur with this development are overbearing impact and loss of light. However after visiting the site and studying the submitted plans I consider the proposal will not cause any significant impacts to the neighbouring property due to the orientation of the dwellings and distance between the properties. **Parking provisions / Highways issues** The proposal retains the existing garage and the existing driveway and therefore the two off road parking provisions required for this development can be provided. ## Impact upon the Street scene Initial thoughts when dealing with an application for this type of extension is concerns regarding the proposal causing an terracing affect, however in this case the proposal leaves a 1.2 metre setback at first floor level and also the dwelling orientation with the neighbouring property Nr 5 is angled and therefore the concern of the proposal causing a terracing affect prevented. For this reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval. I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Douglas Corporation - Highways Division - Chief Fire Officer ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 16.08.2006 ### 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 approval relates to the submitted documents and drawings 2006/12/01, 2006/12/02, 2006/12/03, 2006/12/04, 2006/12/05 and 2006/12/06 all received on 6th July 2006. C 3. Two off street parking spaces are to be provided to serve the needs of the development. #### Reason To ensure adequate access and vehicle parking facilities and in the interests of road safety. N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection. 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 : Permitted Date : 10/8/06 Signed : 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/81260-braddan-7-larch-extension-garage/documents/1475676*