**Document:** Officer Planning Report **Application:** 08/01947/B — Erection of a two storey extension **Decision:** Refused **Decision Date:** 2009-01-21 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86443-michael-garey-veg-main-road-extension/documents/1533247 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### 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 the detached single storey property Garey Veg, Main Road, Kirk Michael. The property has on site parking and includes a corrugated metal shed to the rear which is relatively large. #### The Proposal This application seeks approval for the demolition of the existing metal shed structure and the construction of a two storey extension to the dwelling. The extension would provide a large garage area at ground floor level along with 3 bedrooms and a bathroom at first floor level. The extension would be built so as to abut the shared boundary with the neighbouring property "The Creggans". #### Planning Status The application site is located within an area identified as being Predominantly Residential use by the Kirk Michael Local Plan. The site is also within the Kirk Michael Conservation Area. Within the adopted Isle of Man Isle of Man Strategic Plan 2007, the following policies are considered relevant: General Policy 2, which 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." Environmental Policy 35, which states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." Paragraph 8.12.1, is also considered to provide useful guidance. This 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 The following previous planning application is considered relevant in the assessment and determination of this application: 99/02133/B sought approval for the erection of an extension to the dwelling. This was permitted. ### Representations Michael Parish Commissioners do not object to this application. The Department of Transport Highways Division does not object to this application. The Department of Transport Drainage Division requests that a note relating to the discharge of surface water be attached to any subsequent approval. ## Assessment The main issues to be considered in the assessment of this application are the impact of the proposed extension upon the existing property, the impact of the proposed extension upon neighbouring properties and the impact of the proposed extension upon the surrounding area which is designated as Conservation Area. The existing dwelling is single storey and whilst the metal shed to the rear is not attractive in appearance, it is single storey in height and as such does not dominate the existing dwelling. The proposed extension, being two storey, would appear incongruous when viewed against the existing dwelling, having a overbearing impact. From visiting the site and the surrounding area, it is considered that the proposed extension, by virtue of its height and proximity to the southern boundary of the site would have an overbearing impact upon the neighbouring property Sea Crest. The proposed extension would introduce three new windows at first floor level which would look directly onto the neighbouring property "The Creggans". Whilst there is already a level of mutual overlooking between the proposal property and "The Creggans", this would be increased substantially to an unacceptable level. Whilst the removal of the existing metal shed would be an improvement to the surrounding area, the proposed extension would fail to preserve the character of the Kirk Michael Conservation Area. The extension would appear dominant against the existing dwelling and shows little regard to the form and scale of the single storey building. The junction between the southern elevation of the existing dwelling and the proposed extension, in particular, would appear harsh and blunt. In conclusion, it is judged that the proposed extension would fail to preserve or enhance the character or appearance of the surrounding area, which is designated as a Conservation Area, and would have an adverse impact upon the residential amenity of the neighbouring properties "Sea Crest" and "The Creggans" ## Recommendation It is recommended that this application be refused. ## 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: Michael Parish Commissioners The Department of Transport Highways Division The Department of Transport Drainage Division ### Recommendation **Recommended Decision:** Refused **Date of Recommendation:** 18.12.2008 C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals R 1. The proposed extension would, by virtue of its height and scale, have an unacceptable impact upon the existing property as viewed within the streetsceene. As such, the proposal would fail to preserve or enhance the character of the Kirk Michael Conservation Area, contrary to Environmental Policy 35 and General Policy 2, part (b). R 2. The proposed extension would result in an unacceptable level of overlooking to, and would have an overbearing impact upon, the neighbouring property "The Creggans". Furthermore, the proposed extension would have overbearing impact upon the neighbouring property "Sea Crest". As such the proposed development would be contrary to the provisions of General Policy 2, part (g). I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made : Refused Date : 15/1/09 Signed : TSB Senior Planning Officer --- *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/86443-michael-garey-veg-main-road-extension/documents/1533247*