Officer Report

Application No.: 17/01257/B Applicant: Mr William Saxon Proposal: Alterations and extension to rear of property Site Address: Rowan Garth 2 Braddan Bridge Braddan Douglas Isle of Man IM4 4TL Case Officer : Mr Jason Singleton Photo Taken: 17.01.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.02.2018 _________________________________________________________________

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 drawings reference 148-01 received on 5th December, 2017 and 14802A date stamped 1st January, 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Rowan Garth, Braddan Bridge, Douglas. The property is a large detached dwellinghouse within a sizeable curtilage located to the west of the Highway A23, Braddan Road.

1.2 The property shares vehicle access off the highway with two other properties; Braddan House (north) and The White House, 1, Braddan Bridge to the south. These three properties are of similar design and sit at a much lower level than the highway occupying large plots. From the streetscene the properties cannot be seen. At the rear of the site is the TT access road. PROPOSAL

2.1 Proposed is the erection of a rear extension to part of the dwellinghouse. - 2.2 The proposed would see an outward projection of 4.3m and would be 11m in length across part of the rear of the dwellinghouse. Part of the extension would see a second storey being added and the creation of a flat roof terrace above. The flat roof would also double as a roof terrace which would see clear glass panels with balustrades around the perimeter of the flat roof area. PLANNING HISTORY

3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application. PLANNING STATUS - 4.1 In terms of local plan policy, the application site is within an area zoned as "Predominantly Residential" under the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991 - Plan No. 2.

4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 4.3 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:

• (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;

4.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 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."

REPRESENTATIONS

5.1 Braddan Commissioners have no objection (20/12/17)

5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (21/12/17) ASSESMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the visual impact of the proposed development on the character and appearance of the existing dwelling and (ii) potential impact on the neighbouring properties.

6.2 With regard to the proposal, the scope of the works are solely contained to the rear elevation and being at a much lower level than the highway, there are almost no views or vantage points from the public or private highway of the rear gardens or rear elevations of the

application site. From the TT access road, the existing and mature planting on the boundary ensures the rear gardens and dwellinghouse are adequately screened from view giving the occupants a good degree of privacy to their rear amenity space.

6.3 The principle of extending the rear elevation is acceptable and will be achieved without compromising any of the rear amenity space/ garden. It is not considered there to be any aspect of overlooking or loss of privacy towards either neighbour given the orientation of the properties with each other and the distances being in excess of 20m between the dwelling houses. Here the boundary treatment with the neighbouring properties is mature hedging trees and ornamental planting. The levels between the three properties are all different in heights

• as they progress from south to north. Any issue of overlooking to the north towards property "Braddan House" is negated by the height of the banking that leads up to this property. Even
• at ridge level you would struggle to see into the neighbouring property's curtilage.

6.4 The size, position and scale of the proposal would be considered complimentary to the property whilst remaining subservient. This aspect of the proposal is deemed an acceptable form of development that is proportionate to the dwellinghouse and complies with those sections of General Policy 2.

CONCLUSION

7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 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: 12.02.2018 Determining officer Signed : S CORLETT

Sarah Corlett Senior Planning Officer

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