**Document:** Officer Planning Report **Application:** 06/02094/B — Erection of a front porch and creations of additional windows to front and side elevations **Decision:** Permitted **Decision Date:** 2007-03-07 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/82178-braddan-melrose-front-porch-windows/documents/1486801 --- # 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] [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations ### Officer's Report #### Site - The application site is a two storey dwellinghouse which is being constructed on southwestern side of Sartfell Road. - The application site is within an area which is predominantly residential. - To the northwest of the application site is No.29 Sartfell Road - To the southeast of the application site is No.27 Sartfell Road. #### Proposed Development - The application is seeking to erect a front porch and creation of additional windows to front and side elevations of a dwelling which is currently being built. - The porch will project 3m to the front of the dwelling and will be 3.7m in width. - The height of the porch will be 3.8m to the ridge. - The roof will be hipped. - The facing and roofing materials are to match the existing dwellinghouse. ### Planning Status And Relevant Policies - Isle of Man Planning Scheme (Douglas Local Plan) Order 1998. ### Planning History - 06/00585/B – Erection of a dwelling on side garden – granted 27th June 2006. ### Representations - The co-owner of No.28 Sartfell Road have made the following comments: - The original approved application shows the retention of the front garden wall for a distance of 6.7m/6.8m and the creation of a gap for single vehicular access. As the entire garden wall has now been removed for builders access to this development, if approval was granted for the proposed porch, when this garden wall is re-instated it would only leave on possible off street parking space in front of the ground floor front windows. The porch would also have a disabled access ramp constructed which would extend 0.5m into the remaining paved hardstanding therefore restricting vehicle access to this area and into the one remaining off street parking space - I object to the proposed porch as it would appear that if approval was granted, that this porch would entirely erase an off street parking space from the original paved hardstanding area shown on the submitted and approved planning application. - With parking in this increasingly congested quiet cul-de-sac reaching saturation levels, I feel that this would be extreme detriment of the current parking situation. I highly recommend that any planning officer dealing with this application should visit the above site and wit regards to the possibility of the creation of two off street spaces if this porch is approved. I do not possess experience in planning regarding determining and sizing of parking spaces but I certainly cannot envisage that there would be ample room for two vehicles to be parked off Sartfell Road if approval was granted. - There is also an application to introduce additional windows to first floor level on the front elevation and a new window to kitchen on the side elevation. (There appears to be no application for the creation of a new framed & ledged access door to boiler space). - I object to the introduction of kitchen window as a lot of time is usually spent by individuals standing and operating from the kitchen sink area, more so than any other window on a dwelling such as a front lounge room window and as there is no visual screening from the streetwards outlook of this proposed window, any seclusion and privacy I currently enjoy from my front elevation, within my garden and garage area would be significantly diminished. - Confirms the windows area already constructed. - The unapplied for new access door is also already constructed. - The occupier of No.22 Sartfell Road is concerned about the following: - The parking arrangement which is being proposed and its impact on the parking situation on the public highway of Sartfell Road. - The size of the proposed porch - The existence of two windows on the front elevation would impact on personal privacy because they overlook my bedroom and look down into my front lounge. - Concerned about the removal of trees and greenery from the site. - Douglas Corporation does not object to the application. ### Assessment - In respect of the visual amenities of the Sartfell Road, the proposed porch is excessively large for it purpose. However, the porch has been designed to reflect the overall design of the property. I consider the porch would not adversely affect the visual amenities of the locality. - In respect of the impact on No.22 Sartfell Road from overlooking, the approved plans only showed one window to serve a landing. This application now shows two windows to serve the landing area. This area is a non-habitable space. The windows are set 24m away from the front elevation of No. 22 Sartfell Road. Due to the distance between the two properties and the non-habitable status of the landing, I do not consider overlooking and affect the personal privacy of the occupier of No.22 - In respect of the impact on No.28 Sartfell Road in relation to the side windows on the dwelling. The kitchen window is set 11m back from the front boundary. The kitchen window will directly face towards No. 29 Sartfell Road. Any views towards No.28 Sartfell Road would be blocked by the neighbouring property. I therefore consider the side windows will not impact on the privacy of No.28 Sartfell Road. - In respect of the impact on No. 29 Sartfell Road, the windows would directly overlook the property of No.29 Sartfell Road. I therefore consider it would be appropriate to place a condition requiring the window to be obscure glazed to protect the privacy of the neighbouring property. This window is a secondary source of light to the kitchen area considering the bay window on the rear elevation would provide the main source of light to the kitchen. - In terms of the impact on the parking, I have some sympathy with the concerns about the parking provision for the development considering the planning permission had a condition requiring two parking spaces be provided. However, the original plans show a gap of 4.8m from the front projecting wing of the dwellinghouse to the front boundary. While, the proposed plans as part of the application show a 4.45m gap. - The proposed plans show at least two parking spaces would be provided within the curtilage of the dwelling. However, in practice only one vehicle may use the hardstanding since the other vehicle would be blocked in. The proposed porch would not make any difference in terms of manoeuvrability. I therefore consider the proposed porch would not adversely affect the parking situation. ### Recommendation I therefore recommend that planning permission be granted subject to conditions in the attached schedule. ### Party Status The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. It is considered that all parties who made representations to the planning application comply with the requirements of Planning Circular 1/06 – Determination of Interested Party Status except the co-owner of No.28 Sartfell Road. ## Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 05.03.2007 --- ### 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 **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 front porch and creation of additional windows to the front and side elevations as shown in drawing numbers 06-060-100 Rev A date stamped 16th January 2007 and 06-060-101 date stamped 4th December 2006. **C 3.** No facing and roofing materials shall be used other than materials similar to those used on the existing building. --- 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:** 7/3/07 **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/82178-braddan-melrose-front-porch-windows/documents/1486801*