**Document:** Planning Officer Report Recommendation **Application:** 08/01893/B — Alterations and erection of a first floor extension **Decision:** Permitted **Decision Date:** 2008-12-05 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86498-braddan-modena-house-ballanard-road-alteration-extension/documents/1534017 --- # Planning Officer Report Recommendation ## 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 an existing property at Modena House, Ballanard Road in Douglas. This large detached residential property consists of surrounding gardens and paving, with thick vegetation bordering the proposed site to the east, west and south. #### Planning Status The application site is located within an "Area of Low Density Housing in Parkland" identified under the Douglas North Local Plan, 1998. The Isle of Man Strategic Plan 2007 contains a 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." Within the Isle of Man Strategic Plan, the following paragraph about "Extensions to Residential Properties" Paragraph 8.12.1 is also considered relevant: "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 in the assessment and determination of this application: Case – PA 04/01865/B Erection of an extension to house a swimming pool and changing facilities – Permitted Case – PA 06/01888/B Erection of a detached triple garage with workshop/store in roof space – Application Withdrawn Case – PA 07/01336/B Erection of a detached garage block – Refused Case – PA 08/01161/B Erection of detached garage / store – Permitted ### The Proposal The planning application seeks approval for alterations and erection of a first floor extension over the existing gym and linkage to swimming pool; which would be 3m higher than the existing ridge line. The extension would provide two additional bedrooms and the enlargement of the existing master bedrooms en-suite. These bedrooms would have sliding sash windows to be in line with existing windows on the ground floor level and with all matching finishes. There would also be an additional stair case and exist door along the corridor linking the gym to the swimming pool. ## Representations The Department of Transport Highways Division do not oppose subject that there are three off street parking spaces for this proposal. The Department of Transport Drainage Division have no objection in principle, subject that there must be no discharge of surface water from this proposed development to any foul drainage system(s). Douglas Corporation has no objection with the proposal. ## Assessment The application site is located within an area of low density housing in parkland under the Douglas North Local Plan. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policies identified earlier within the report (i.e. General Policy 2 and Paragraph 8.12.1 of Isle of Man Strategic Plan 2007). The proposed application respects the site and surroundings in terms of the scale, form, and design. This proposal would be designed to not exceed the existing footprint and the roof ridge would be lower than the existing main roof. Due to the boundary treatment and the separation distance the neighbouring properties and the proposed extension, the proposal will not adversely affect the residential environment of the neighbouring properties in terms of overshadowing and visual intrusion. The windows would be to line with existing ground floor windows and all details to match existing to create an attractive and symmetrical property. The additional windows would not cause any overlooking as they would be facing the clients own site and not the neighbouring properties. The extension would be in-keeping with the two neighbouring plots and the surrounding area in general. With the raised bank on the western boundary and the thick vegetation which borders the site on three sides; this reduces the visual impact on the street scene without any tree-felling and without any diminution of the public amenity value of the landscape. In regards to The Department of Transport Highways Division comments concerning three off street parking spaces are required for this proposal; this has already been addressed. ## 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 - Douglas Corporation - The Department of Transport Drainage Division ### Recommendation ## 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 first floor extension as shown in drawing numbers 10312/104, 10312/105, 10312/106, 10312/107, 10312/108 and 10312/109 date stamped 6th October 2008. C 3. No facing and roofing material shall be used other than similar material to those used on the existing building. 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: 27.11.2008 Signed: [Handwritten signature] Acting 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/86498-braddan-modena-house-ballanard-road-alteration-extension/documents/1534017*