**Document:** Planning Report and Recommendations **Application:** 08/00857/B — Erection of a pitched roof over garage **Decision:** Permitted **Decision Date:** 2008-07-29 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/85250-braddan-14-inner-circle-garage/documents/1572340 --- # Planning Report and Recommendations ## 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] ### Officer's Report #### Site The site represents the curtilage of 14 Inner Circle, Douglas, which is part of a pair of a two storey semi-detached properties located on the western side of Inner Circle, which is a residential cul-de-sac. Also, within the residential curtilage is a side storey detached garage #### Land Use Zoning / Planning Policy The property has been zoned under The Douglas Local Plan Order 1998 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. - Douglas Local Plan Order 1998 - Isle of Man Strategic Plan 2007 #### Planning History There are no previous planning applications which are considered relevant in the assessment and determination of this application. ## Proposal The application seeks approval for the erection of a pitched roof over garage. Whilst the exiting garage roof is flat, due to the fall in the ground level, the roof does slope following the gradient of the ground level. The proposal would result in a pitched roof which has a ridge height of 3.9 metres measured from the northeast (front) elevation and 4.3 metres when measure form the southwest (rear) elevation. Consequently, the ridge height will run level from the front to the rear elevation. ### Representations The owners/occupiers of 15 Inner Circle, Douglas, have objected to the application which can be summarised as; loss of light to our sun room, visual intrusion and detrimental effect on the existing streetscape. ### Assessment / recommendation It is considered there are two issues with this application, the first being the potential impact upon the neighbouring conservatory ( 15 Inner Circle) and the second being the impact a pitched roof on the existing garage would have upon the street scene. Starting with the impact upon the neighbouring property, the neighbouring conservatory is set above ground level of the application site, which is due to the ground level changes within the two sites and due to the design, this subsequently results the window sill levels of the conservatory being slightly below the existing eves level of the existing garage. The conservatory has a number of windows serving an outlook and light, these being located along the southwest and northwest elevations. The proposal would have a maximum height increase of 1.6 metres; the area of this maximum height increase would be to the rear elevation of the garage. The proposed new ridge line would be located approximately 2.65 metres from the neighbouring conservatory ( 15 Inner Circle). Overall, it is considered due to the proposed height increase being a maximum of 1.6 metres and as the proposed new roof would only increase gradually the further away from the neighbouring conservatory ( 35 degree pitched roof), the impact upon the residential amenities either through loss of light and/or overbearing would not be significant enough to warrant a refusal. Additionally, the windows of the conservatory nearest to the garage are not the only windows which serve the conservatory due to the windows within the northeast elevation. The second issue relates to the impact upon the appearance of the street scene. Within the Inner Circle there are a number of examples of types of garage roofs. These vary from lean-to styled, to flat roofs to pitched roofs as proposed by this application. Therefore, it is considered that the proposal would not be out of keeping within the surrounding locality. ### Recommendation For these reasons the proposal would be appropriate in this location and therefore the application is recommended for an approval. ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Douglas Corporation Department of Transport Highways Division Recommendation Recommended Decision: Permitted Date of Recommendation: 21.07.2008 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 roof alterations as proposed in the submitted documents and drawings 07 0320 01 and 07 0320 02 all received on 28th April 2008. C 3. The external finishes of the extension must match those of the existing building in all respects. I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date : .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. --- *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/85250-braddan-14-inner-circle-garage/documents/1572340*