**Document:** Officer Report **Application:** 18/00236/B — Single storey extension to front elevation to provide ground floor wc **Decision:** Permitted **Decision Date:** 2018-06-14 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/11378-braddan-81-anagh-extension/documents/981672 --- # Officer Report **Application No.:** 18/00236/B **Applicant:** Peter Heginson **Proposal:** Single storey extension to front elevation to provide ground floor wc **Site Address:** 81 Anagh Coar Road Douglas Isle of Man IM2 2AS Case Officer : Mr Chris Balmer **Photo Taken:** 26.04.2018 **Site Visit:** 26.04.2018 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 11.06.2018 _________________________________________________________________ ## 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. ### Plans/Drawings/Information: This approval relates to the submitted documents and drawings reference number 17/01 all received on 6th March 2018. _______________________________________________________________ Interested Person Status – Additional Persons It is recommended that the following persons 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): 79 Anagh Coar Road, Ballavargher, Douglas _____________________________________________________________________________ ## - 1.0 THE APPLICATION SITE ### Officer’s Report 1.1 The application site represents the residential curtilage of 81 Anagh Coar Road which is an existing semi-detached dwelling situated at 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. The property sits in a modest plot and comprises a two storey pitched roof dwelling with separate garage and an enclosed single storey porch to the front elevation. 2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the erection of a single storey extension to front elevation to provide ground floor wc. - 2.2 The lean-to roof extension would have a front projection of 1.8 metres, a maximum width of 3.6 metres and a height of 3.5 metres (eves 2.3m). The extension would be finished in a mixture of render, timber cladding and grey Marley titles to match the main dwelling roof. 3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a single previous planning application which is considered relevant in the determination of this application: - 3.2 Erection of a sun room extension to rear elevation - 09/01942/B - APPROVED - 3.3 Erection of an extension to dwelling house - 09/01060/B - APPROVED - 3.4 Erection of an enclosed front porch and replace existing garage roof - 06/00281/B APPROVED 4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Douglas Local Plan. The site is not within a Conservation Area. - 4.2 Under the Draft Plan for the East the site is again recognised as being within predominantly residential use. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 4.3 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." 5.0 REPRESENTATIONS - 5.1 Douglas Borough Council recommends the application be approved (received on 29.03.2018). - 5.2 Highway Services comment (received on 06.04.2018): "The proposal is for the erection of an extension to the front of a dwelling to provide a ground floor wc. The proposal would not affect the site access and site parking arrangements as the driveway is at the side of the property and not on the frontage. No new highway issues would be created by the proposals. Highway Services does not oppose the application." 5.3 The owners/occupiers of 79 Anagh Coar Road, Ballavargher, Douglas object to the application which are summarised as (27.03.2018); will have a detrimental effect due to loss of light to our lounge; will overshadow our window due to proximity and height making out lounge dark and hemmed in; we will look onto a solid wall which will feel dominant and overbearing in our line of sight; no similar extensions in our estate so will be out of keeping; footings will encroach onto our land; and how will it affect the drainage. - 5.4 In response to these concerns the applicants have commented that (09.05.18) no extension or works will exceed the curtilage of Nr 81, and the drainage pipes are located in the shared driveway between Nr 81 & 83 and the same for Nr 77 & 79 and therefore the extension will not infringe upon Nr 79; and the issue of lack of daylight they point out that the wall will be some distance away from Nr 79 windows, and the elevation facing will be painted a light colour to reflect light and Nr 79 is located to the south. 6.0 ASSESSMENT - 6.1 The key issue to considerer in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene and the potential impact upon neighbouring amenities, namely upon Nr 79. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE 6.1 The proposed front extension in terms of its proportion, form, scale and design are unusual within the existing street scene, albeit the existing enclosed porch is also unusual for the existing street scene; the majority of properties having an overhanging porch roof only. However, just because the new proposal would be a new feature in the street scene, isn't an automatic reason to refuse the application. In terms of the design, scale, form and size, it is considered the proposal would add interest to the property, which currently do not have a high degree of architectural interest. Overall, it is considered while it would introduce a unique feature to the immediate street scene, it would not be an obtrusive feature, but an extension which would be in keeping and not be an especially prominent feature, therefore complying with General Policy 2. POTENTIAL IMPACT UPON NEIGHBOURING AMENITIES - 6.2 As mentioned, earlier the property most likely to be affected would be the occupants of Nr 79 which is immediately to the south of the site. The main issues in this case are the potential for loss of light and/or the overbearing impact upon the outlook from the - neighbouring windows. In this case the windows most likely to be affected would be the ground floor lounge window which would be located approximately 0.6m from the southern elevation of the extension. In terms of loss of lights, it is not considered the proposal would result in a significant loss of light, if any. This is mainly given the extension would be to the north of the window and as the suns orientation (east to west). - 6.3 In terms of having an overbearing impact upon outlook from this lounge window, it is noted the distance the extension would be from this window and as the front projection of the extension being 1.8m. Consideration is also given that the main open views from the lounge window are in a south-easterly direction towards Douglas Head, which would be unaffected by the proposal. Overall given all these reasons, it is not considered the proposal would result in such a significant overbearing impact to warrant a refusal. 7.0 CONCLUSION - 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. 8.0 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 the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date : 13.06.2018 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control ## 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/11378-braddan-81-anagh-extension/documents/981672*