**Document:** Officer Report **Application:** 17/01339/B — Alterations, erection of rear extension and detached garage **Decision:** Permitted **Decision Date:** 2018-03-08 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/11143-braddan-4-royal-extension-garage/documents/979454 --- # Officer Report **Application No.:** 17/01339/B **Applicant:** Mr & Mrs Anthony Kermode **Proposal:** Alterations, erection of rear extension and detached garage **Site Address:** 4 Royal Terrace Onchan Isle of Man IM3 1EE Case Officer : Mr Owen Gore **Photo Taken:** 13.02.2018 **Site Visit:** 13.02.2018 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 01.03.2018 _________________________________________________________________ ## 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. - C 2. All external facing materials to be used on the extension, hereby approved, shall match those of the existing building in respect of type, colour and finish. Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016. Plans/Drawings/Information: This Planning permission relates to the following plans and documents: - - PTA-195-01 - Site & Location Plan - PTA-195-02 - Existing Plans & Elevations - PTA-195-03 - Proposed Plans & Elevations Date-stamped as having been received 27 December 2017 ## Interested Person Status Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE 1.1 The application site is a dwellinghouse within a row of Victorian terraces. The properties are 3 storeys tall on long, linear plots, with large front gardens and some with outbuildings to the rear. The existing dwelling has been previously extended to the rear with a timber clad, single storey, mono-pitched extension; the highest part of the roof is along the boundary with No.3. The existing extension is 4.5m long by 2.5m wide and approx. 2m tall. - 1.2 The ground level of the site rises to the north west along with Falkland Road and the parking area at the rear of the site is raised to match the level of the access. The existing extension sits within a recessed area on a lower ground level to the rest of the rear yard. This site is not within a Conservation Area THE PROPOSAL 2.1 The proposal is to demolish the existing extension and erect a new larger one; to the rear of the site, a new garage is also proposed, using the existing access off of the lane from Falkland Drive. - 2.2 The proposed extension is shown as being 2.5m to the eaves and 3m in total, as taken from the lower ground level of the existing extension; the extension will 4m wide and 5m long. The ground level will be lowered and the arrangement altered to create a level yard area. - 2.3 The garage will sit on the higher ground level at the rear of the site approx. 14m from the main dwelling; this building will be 2.8m tall, 7.2m long and 5m wide. ## PLANNING POLICY 3.1 The site is shown on the Onchan Local Plan Order 2000 map No.1 as being within the local plan area and the property is designated within an Area of Predominantly Residential Use. General Policy 2 applies to proposals that are in accordance with the land-use zoning and states that development will normally be permitted where it: - - (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; 3.2 Within chapter 8 of the Strategic Plan, paragraph 8.12.1, in relation to extensions to dwellings in built up areas or sites designated for residential use, it 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 - 4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. REPRESENTATIONS - 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is do not oppose subject to conditions, in the letter dated 19 January 2018. The suggested condition stipulates that the garage shown remains available for the parking of vehicles. 5.2 Onchan District Commissioners have commented on this application and stated that they 'recommend that the application be approved for planning purposes only', in the letter dated 24 January 2018. ASSESSMENT - 6.1 Part of the proposal is to replace an existing extension with a slightly larger one in terms of height and foot print; the proposed extension will have a lean-to roof and be approx. 2.5m to the eaves and rising to 3m where it joins the elevation of the dwelling. Although the extension will be taller and longer, due to the orientation of the roof, the impact is mitigated. The neighbouring property at No.3 has patio doors to the rear of the building that will be immediately adjacent to the extension; however this is a 3m tall aperture that includes the 2m doorway and 1m top light. 6.2 The garage is set away from the terraces to the north of the site; therefore what impact it might have on the neighbouring properties is not likely to be significant and will be confined to the parking areas of these properties. There are a number of garages off of the lane from Falkland Road, which are of a similar height. 6.3 A query was raised over the demarcation between the boundaries with the application site and the property at No.5, as shown on the submitted plans; in particular the shared gate post to the rear. The gate post is considered to fall outside of the redline boundary, therefore works to it are not covered by this planning application. The proposal appears to connect onto the gate post without removing it, which would fall under civil law. CONCLUSION - 7.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. On-site parking provision is adequate and complies with the parking standards. The proposal therefore complies with General Policy 2. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material - (d) Highway Services Division of Department of Infrastructure and - (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) who should be given Interested Person Status. I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. ## Decision Made : Permitted Date: 06.03.2018 ## Determining officer Signed : S CORLETT Sarah Corlett Senior Planning Officer 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/11143-braddan-4-royal-extension-garage/documents/979454*