**Document:** Officer Planning Report Recommendation **Application:** 08/02357/B — Alterations and erection of first floor extension **Decision:** Refused **Decision Date:** 2009-02-23 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86697-braddan-20-king-edward-park-alteration-extension/documents/1536494 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [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 #### Site The site represents the residential curtilage of 20 King Edward Park, Onchan, which is a single storey detached property, located on the eastern side of King Edward Park and west of King Edward Road. #### Land Use Zoning / Planning Policy The property has been zoned under The Onchan Local Plan Order 2000 as being within an area of "predominately residential"; the site is neither within a Conservation Area nor within an area of High Landscape Value or Costal Value and Scenic Significance. - Onchan Local Plan Order 2000 - Isle of Man Strategic Plan 2007 #### Planning History There are previous planning applications, however none of which are considered relevant in the assessment and determination of this application:- ## Proposal The application seeks approval for the alterations and erection of first floor extension. The proposal would result in a first floor above the existing garage. The proposal would have a maximum width of 5.3 metres, a depth of 6.4 metres and a ridge height of 5.8 metres (measured from front elevation). ## Representations Onchan Commissioners have refused the application on the following ground:- "The proposals are out of keeping with the remainder of the estate and could be overbearing in relationship to the adjoining property." Highways Division do not oppose subject to the imposition of the following condition:- "Minimum of 2 off street parking spaces must still be provided for this development." The Drainage Division makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. The owner/occupier of 18 King Edward Park, Onchan, has objected to the application which can be summarised as; the height of the extension would result in loss of light to the kitchen and dining area; loss of privacy; the extension would be unsightly and not in keeping with the other homes in the area and health issues relating to the construction of the extension. ## Assessment / Recommendation Due to the zoning of the site and the proposed type of development the following policies are relevant for consideration:- ### General Policy 2: "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." 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." The proposal would be set above the existing flat roofed garage which is already forward of the main dwelling house. A concern relates to the height of the proposal in relation to the existing height of the main dwelling house. The proposal would have a ridge height of 5.8 metres, whilst the existing ridge height is 4.6 metres. This would result in a 1.2 metre height difference when viewed from the front elevation. There are a number of different heights of ridge heights within the street scene, given the different roof designs. However, this particular case the proposal would not alter the height of the existing roof and therefore the proposal would be significantly higher. Given its position within the street scene the extension would appear as an 'add-on' rather than an extension which has been designed to take the existing properties design, form and proportion into account. It is therefore considered the design, height and appearance of the proposal would be detrimental to the visual amenity of the property and the surrounding area. A second concern relates to the potential impact upon the neighbouring property 18 King Edward Park. Whilst the proposal would not project any further than the existing garage, the first floor aspect would be approximately 3.5 metres higher than the existing flat roof. The existing garage is sited approximate 0.5 metres from the boundary shared with Nr 18 which consists of a 1.8 metre high hedgerow (approximately). The neighbouring property has no gable end windows facing the applications property; however, there are two windows to the front elevation which overlooking a front garden, all of which could be affected by the proposal. It is considered, given the significant height increase, the projection of the proposal and the proximity the proposal would be to the neighbouring property, the extension would result in an overbearing impact upon the outlook of the occupiers of Nr 18 King Edward Park and thereby would be un- neighbourly and unacceptable. An objector has concerns of loss of light due to the proposal. However, it is considered no direct sun light would occur given the orientation of the proposal in relation to Nr 18, and due to the suns orientation. ### Recommendation Overall, it is considered that the development contained within the proposal would be out of keeping with the character of the dwelling and the street scene and would unduly affect public or private amenity. Additionally, the proposal would have an adverse impact upon the residential amenities of the neighbouring property Nr18. As such the proposal contravenes policy O/RES/P/21 of Planning Circular 1/2000 and General Policy 2 of the Isle of Man Strategic Plan and it is recommended that the planning application be refused. ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Onchan Commissioners - Highways Division - The Drainage Division The owner/occupier of 18 King Edward Park, Onchan ## Recommendation Recommended Decision: Refused Date of Recommendation: 05.02.2009 ### 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 R 1. The design, height, prominent location and appearance of the proposal would be detrimental to the visual amenity of the property and the surrounding area and would set an undesirable precedent for future development of a similar nature along King Edward Park to the detriment of public and residential amenity within the area. R 2. The proposed dwelling, by virtue of its proximity, height and length would have an overbearing impact upon the outlook of the occupiers of Nr 18 King Edward Park and thereby would be unneighbourly and unacceptable. 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: Refused Date: 20/2/09 Signed: _________________________ 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/86697-braddan-20-king-edward-park-alteration-extension/documents/1536494*