**Document:** Officer Planning Report Recommendation **Application:** 08/00102/B — Erection of two storey extension on rear elevation **Decision:** Permitted **Decision Date:** 2008-05-27 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/84627-braddan-5-western-avenue-extension/documents/1520721 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents the curtilage of 5 Western Avenue, Douglas. The property is a two storey semi-detached dwelling which faces north-west into Western Avenue off Ballabrooie Way. #### Planning Status The site is located within an area identified as being Predominantly Residential Use by the Douglas Local Plan 1998. The site is not within a conservation area. Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states: 'As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.' #### Planning History There have been no previous planning applications considered relevant in the assessment and determination of this application. ## Representations Douglas Corporation has not commented on the application. The Department of Transport Highways Division have no objection to the application. Drainage Department of Douglas Corporation have issued a note relating to the discharge of polluting or harmful matter. The occupants of 3 Western Avenue object to the application on the basis that the extension will significantly block out light to the kitchen, other rooms to the rear of the property and the garden. They also comment that the proposed extension would seem to be out of character for the residential area. ### The Proposal The application seeks approval to construct a two storey extension to the east elevation to provide additional living accommodation. ### Assessment The proposed extension is considered to comply with the provisions of the general policy as set out within Paragraph 8.12.1 of the Isle of Man Strategic plan in that they would not have an adverse impact on either adjacent property or the surrounding area in general. The extension is in proportion to the existing dwelling and the materials proposed would ensure the extension will be in-keeping. After a site visit it was deemed that the light to the neighbouring dwelling 3 Western Avenue would not be greatly affected. The kitchen to the rear of the property has three windows, one on the north, east and south elevation. Thus there would be sufficient light to the kitchen through the windows on the north and east elevation as these would not be affected by the proposed extension. The only other windows affected are frosted windows on the 1st floor which would not be affected greatly. In respect of the impact on the 7 Western Avenue, the application site is set to the north of the neighbouring. The proposed extension will be set off the boundary of No. 7 by 2.7 m . The nearest habitable window is set approximately 3.7 m away from the proposed extension. Due to the orientation of the site, it is considered the proposal will not cause any significant impact to the residential environment of No. 7 Western Avenue in terms of overshadowing and loss of light; In respect of the a tunnelling effect on No. 7 Western Avenue, the projection of the extension is quite long at 4.95 m ; however, the effect will be reduced by the fact that the extension is set off the boundary of No. 7 Western Avenue. On balance, the proposal will cause some impact but not to the extent where permission should be withheld. ### Recommendation It is recommended that the planning permission be granted subject to conditions. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status: Douglas Corporation Department of Transport Highways Division The owner occupiers of 3 Western Avenue ### Recommendation ## Recommended Decision: Permitted **Date of Recommendation:** 15.05.2008 ### 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 two-storey rear extension as shown in drawing numbers 1353-01 and 1353-02 date stamped 22nd January 2008. #### C 3. No facing and roofing materials shall be used other than materials similar to those used on the existing dwellinghouse. #### C 4. The windows to be formed in the north-facing wall of the dwelling shall only be glazed or re-glazed with obscure glass. #### N 1. There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999. It should be noted that it is an offence under Manx legislation to permit the discharge of pollution or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation. --- I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control) **Decision Made:** Permitted **Date:** ............................... **Signed:** ............................... M. I. McCauley Director of Planning and Building Control --- 15 May 2008 08/00102/B --- *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/84627-braddan-5-western-avenue-extension/documents/1520721*