**Document:** DEC Officer Report **Application:** 20/01363/B — Erection of an extension to existing garage **Decision:** Permitted **Decision Date:** 2021-01-12 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/6877-braddan-81-anagh-extension-garage/documents/925219 --- # DEC Officer Report **Application No.:** 20/01363/B **Applicant:** Mr Peter Heginson **Proposal:** Erection of an extension to existing garage **Site Address:** 81 Anagh Coar Road Douglas Isle Of Man IM2 2AS **Planning Officer:** Mrs Vanessa Porter **Photo Taken:** 16.12.2020 **Site Visit:** 16.12.2020 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 12.01.2021 _________________________________________________________________ ## Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. ### This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 18th November 2020: - o Site/Location Plan - o Existing and Proposed Floor Plans - o Existing and Proposed Elevations _______________________________________________________________ ### Interested Person Status – Additional Persons It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4): No.83 Aanagh Coar Road as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE 1.1 The application site is the residential curtilage of 81 Anagh Coar Road which is a semi detached dwelling situated to the western side of Anagh Coar Road which leads off the New Castletown Road and Cooil Road within the built up residential area of Anagh Coar/Farmhill in Douglas. - 2.1 The current planning application seeks approval to erect a flat roofed extension onto the already existing garage measuring 5m by 2.5m with an overall approximate height of 2.5m which is to be used for electric charging points and cycle storage. The existing garage door will be relocated to the front of the proposed extension. All finished to match the existing garage. PLANNING HISTORY - 3.1 There are several applications on the site of which the most recent is PA18/01186/B which was for "Single storey extension to front elevation to provide ground floor wc (amendment to PA 18/00236/B)" and Permitted. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 4, Douglas. 4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 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: - 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; g) does not affect adversely the amenity of local residents or the character of the locality; - n) is designed having due regard to best practice in reducing energy consumption." 4.3 Paragraph 8.12.1 of the Isle of Man Strategic Pkan 2016 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." - 4.4 The Residential Design Guidance 2016 is also relevant in this application of which the parts which are relevant are below in the assessment of this application. REPRESENTATIONS 5.1 Highway Services have considered the proposal and Do not oppose stating the following, "After reviewing this application, Highway Services find it to have no significant negative impact upon highway safety, network efficientcy and/or parking. We welcome the provision of storage space for bicycles on the proposed extension of the garage. (11.12.20). 5.2 No comments have been received from Douglas Corporation at the time of writing this report. - 5.3 The Owner/Occupier of No.83 have written in to object to the proposal on the grounds that the proposed work will render their existing driveway useless and that they would not be able to move their refuse from the rear of the property to the front without removing their car. ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application firstly the potential impacts upon the visual amenities of the street scene; secondary the potential impact upon neighbouring residents ,and thirdly potential highway safety implications. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE 6.2 The proposed works are modest in appearance and have been designed to fit within the existing garage/dwelling. Whilst the proposed works would extend the flat roofed element of the property this is an aspect which is seen generally throughout housing estates on the Island. The proposed extension would not be a prominent feature within the streetscene given its size. Notwithstanding this the extension in terms of its proportion, form, scale and design are in keeping with the property. Accordingly it is considered to be an acceptable form of development in this respect. POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS - 6.3 The proposal itself would be going directly upon the boundary line to make sure there is enough space for the storage aspect of the proposed extension. When looking at the possible impact on the neighbouring property of No.83, there are no extra windows or overhanging elements. . - 6.4 No.83 have written in to object on several grounds, firstly with regards to the proposed extension making their driveway unusable and that they would have to remove their car to move the bin which is situated to the rear of the property, whilst both these points are noted both of the points raised by No.83 are crossing over the boundary line which is into No.81 property and as such this would be a neighbour dispute between the parties and not subject to Planning. It should also be noted that the applicants could erect a fence (up to 2m in height behind front building line) which would have a simlar impact, under Permitted Development. - 6.5 Highway Services have also reviewed the Planning Application and have not objected to the application or made a note that the proposed garage extension would impede enough on the neighbouring property to cause an issue with parking. HIGHWAY SAFETY IMPLICATIONS 6.4 The proposal would reduce the existing parking by 5m which would still leave approximately 8m left which would be space for one car parking space. During my site visit it could be seen that the front of the property had been paved and the drawings given for the application show this as a parking space, when taking into account the space left on the driveway there would be enough space for an additional vehicle to be parked here, which is the recommended two spaces under Appendix 7 of the Isle of Man Strategic Plan 2016. - 6.5 It is also relevant to note that the application is to create additional space for electric charging points and cycle storage, both of which would be a sustainable means of transport and as such with the addition of the proposed extension might assist in sustainable travel means. ## - 7.0CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and as such the planning application is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: - (a) the applicant (including an agent acting on their behalf); - (b) any Government Department that has made written representations that the Department considers material; - (c) the Highways Division of the Department of Infrastructure; - (d) Manx National Heritage where it has made written representations that the Department considers material; - (e) Manx Utilities where it has made written representations that the Department considers material; - (f) the local authority in whose district the land the subject of the application is situated; and - (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine: - o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status. Decision Made : Permitted Date: 12.01.2021 Determining officer Signed : C BALMER Chris Balmer Principal Planner ## Customer note ## This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *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/6877-braddan-81-anagh-extension-garage/documents/925219*