**Document:** Officer Planning Report Recommendation
**Application:** 08/01986/B — Erection of a two storey extension and creation of additional parking
**Decision:** Permitted
**Decision Date:** 2008-12-24
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/86402-braddan-17-clybane-rise-farm-hill-extension/documents/1532841

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# Officer Planning Report Recommendation

[Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export]

### Officer's Report

#### The Site

The application site represents the curtilage of an existing property at 17 Clybane Rise, Farm Hill in Braddan. The property is a two storey semi-detached dwelling with relatively large rear and side garden, which is situated in an area of very similar properties.

#### The Proposal

The planning application seeks approval for a two storey extension to the side elevation of the property to create additional living accommodation, with a utility and family room on the ground floor and master bedroom with en-suite on the first floor. The extension would measure 8.3m (l) x 4m (w) x 7.6m (h) and be set back from the existing dwelling by approx 450mm and would be 200mm below the existing ridge line. The proposal would be finished in matching roof tiles, windows, brickwork panel to the front and painted render.

The applicant also seeks approval for the creation of additional car parking space to the front of the curtilage, which would involve a section of the front garden and fencing being removed.

#### Planning Status

The application site is within an area proposed for "Residential Use" under the Braddan Central Local Plan, which was adopted by Tynwald in 1991. The area has since been developed into an area of

residential use and within the Isle of Man Strategic Plan 2007 there is one policy which is considered specifically material to the assessment of this current planning application - General Policy 2 states:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

- (a) is in accordance with the design brief in the Area Plan where there is such a brief;
- (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
- (c) does not affect adversely the character of the surrounding landscape or townscape;
- (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
- (e) does not affect adversely public views of the sea;
- (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
- (g) does not affect adversely the amenity of local residents or the character of the locality;
- (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
- (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
- (j) can be provided with all necessary services;
- (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
- (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
- (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
- (n) is designed having due regard to best practice in reducing energy consumption."

Paragraph 8.12.1 - Extensions to Dwellings in built up areas or sites designated for residential use, is also considered relevant to this application;

"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

The following previous planning applications are considered relevant to the assessment of the current planning application:

Case – PA 96/00413/B Alterations and extensions to form additional living accommodation and garage – Refused

Case – PA 04/02569/B Erection of conservatory – Permitted

### Representations

The Department of Transport Highways Division do not oppose the development.

Braddan Parish Commissioners have not commented on the proposal.

### Assessment

The application site is located within an area of proposed residential use under the Braddan Local Plan, 1991. Given the nature of the proposed development it is therefore appropriate to assess the proposal against General Policy 2 and Paragraph 8.12.1 as identified earlier within the report.

The proposed application respects the site and surroundings in terms of the scale, form, and design. The size of the proposal is appropriately scaled to fit comfortably within the side elevation of the property. The style and materials used in this proposal would match existing to create a modest addition to this dwelling without adversely affecting the neighbouring properties. There are at present a number of similar extensions within the vicinity which would be in-keeping with the character of the street scene, so it would not affect adversely the amenity of local residents. The property would be set back 450mm from the existing property, this is a benefit the as not to create a terrace affect and not make the property look too excessive. As a result the proposed development would have a minimal visual impact on the neighbouring properties and the surrounding area in general.

It is regarded that the creation of an additional car parking space adjoining the existing parking bay is acceptable. This is due to the fact that the existing side garden is relatively large and only a small percentage is being taken up to accommodate the space.

### Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

### 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:

The Department of Transport Highways Division

Braddan Parish Commissioners

### Recommendation

Recommended Decision: Permitted

Date of Recommendation: 05.12.2008

### 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 drawings P08 090 02, P08 090 04 and REF 05 all received on 21st October, 2008.

### C 3.

Prior to the commencement of any works to the extension, the proposed additional hardstanding providing the parking space is required to be completed.

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Decision Made : Permitted Date : 17/12/08

Signed : DB Acting Senior Planning Officer

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*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/86402-braddan-17-clybane-rise-farm-hill-extension/documents/1532841*