**Document:** Officer Planning Report **Application:** 07/00242/B — Erection of extensions to provide additional living accommodation **Decision:** Refused **Decision Date:** 2007-05-15 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/82512-braddan-10-birch-hill-grove-extension/documents/1491421 --- # 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 ### Written Representations ### Consultations ### Officer's Report THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the curtilage of a detached dwelling located in Birch Hill Grove, Onchan. The proposed development comprises of the alteration and extension of the dwelling to provide additional living accommodation. PLANNING HISTORY There are no previous planning applications that are considered to be material to the assessment of this current planning application. REPRESENTATIONS Onchan District Commissioners recommend that the planning application be refused on the grounds that the two storey extension would be overpowering in relation to the adjoining properties. The Department of Transport Highways Division do not oppose the planning application. The owners and/or occupants of Palm Springs, which neighbours the application site to the rear, object to the planning application. The grounds for their objection can be summarised as concern that the two storey form of the proposed extension would result in undue overlooking of their property with a consequential loss of privacy. ## PLANNING POLICY The application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan 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." ## Assessment [Table omitted in markdown export] The planning application seeks approval for the extension of the dwelling to provide additional living accommodation. The proposal comprises of the erection of a two-storey extension onto the rear elevation of the dwelling. In terms of assessing the proposed development it is considered necessary to examine a) the form, design and extent of the proposed extension; and b) the impact of the proposed extension on the residential amenity of the surrounding properties. In terms of a) it is concluded that as the existing dwelling is single storey, albeit with some habitable accommodation within the roof space, the addition of a two-storey extension represents a significant alteration to the character of the existing dwelling. This level of alteration is considered to be too excessive and out of keeping with the character of the surrounding dwellings within Birch Hill Grove, which are predominantly single storey in form. In terms of b) the proposed extension significantly alters the relationship of the dwelling to the surrounding properties, which has a consequential effect on residential amenity. Specifically, the proposed extension brings built development within the application site closer to the boundary of the application site and the surrounding properties. The effects of this are considered to be twofold, firstly the form and mass of the proposed extension will have an overbearing impact when viewed from the properties that neighbour to the rear and secondly there will be a consequential impact on the residential amenity of the properties that neighbour to the rear. These impacts are considered to be unacceptable. In conclusion for the reasons stated above the proposed development is considered to adversely affect public or private amenity and to be therefore contrary to the provisions of O/RES/P/21 of the Planning Circular 1/2000. It is recommended that the planning application be refused on that basis. ## 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: - Onchan District Commissioners; - The Department of Transport Highways Division; and - The owners and/or occupants of Palm Springs. ## Suggested Conditions Whilst it is recommended that the planning application be refused, should planning approval subsequently be granted at appeal the following conditions are suggested: 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This approval relates to drawing no.s BP1, BP2 and BP3 date stamped the 8th February 2007 and drawing no. BP4 date stamped the 4th May 2007. 3. The external finishes of the extension permitted by this approval must match those of the existing building. ## O : Notes attached to refusals R 1. By reason of its form, design and extent the proposed extension is out of keeping with the character of the existing dwelling and the character of the dwellings within the surrounding area. As such the proposal represents an over intensive form of development that adversely affects the public amenity of the area, contrary to the provisions of policy O/RES/P/21 of Planning Circular 1/2000. R 2. By reason of its form, extent and mass the proposed extension will have an overbearing impact on a number of the surrounding properties that will adversely affect their residential amenity to an unacceptable level. As such the proposal is contrary to the provisions of policy O/RES/P/21 of Planning Circular 1/2000. 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 : 10 May 2007 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/82512-braddan-10-birch-hill-grove-extension/documents/1491421*