Brow Crest Ballabrooie Drive Douglas Isle Of Man IM1 4HG
Case Officer:
Mr Jamie Leadbeater
Photo Taken:
14.08.2012
Site Visit:
14.08.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the residential curtilage of a detached two storey dwelling with an attached flat roofed double garage on Ballabrooie Drive, Douglas. The front elevation of the property is set approximately 37 metres back from the site entrance off Ballabrooie Drive cul-de-sac, which has a garden area in between. The rear garden area to the house is considerably smaller and is sited at the top of a vegetated embankment above the Quarterbridge roundabout. The boundary of the rear garden is defined by an approximate 1.5 metre high fence and hedging growing up to two metres from ground level. No dwellings are located behind the rear of the site.
The Proposal
Proposed is the erection of a single storey extension to rear elevation and the creation of a wider window aperture at first floor level on front elevation. The window element of the proposal was not included as part of the advert description, however, it is not thought the material difference is sufficient to warrant re-advertisement.
The extension will be sited between two existing single storey annexes on the rear elevation, and have a width of 7 metres. It will extend 3.5 metres from the principal rear elevation and have an eaves level height of 3 metres with a flat roof to finish that has an integrated roof lantern. A window will be incorporated on the south-west facing side elevation and set of patio doors with a window on the rear elevation. The walls will be rendered to match the existing.
Planning History
The application site has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application:
06/00888/B - Erection of a first floor extension to side elevation – Permitted.
97/01989/B - Alterations and extensions to dwelling – Permitted.
Planning Policy
The application site falls within an area designated for Predominantly Residential use in the Douglas (South) Local Plan 1998. There are no policies that accompanies the local plan, which are considered specifically material to the assessment of the planning application.
The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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:
(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"
Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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
Douglas Borough Council has no objection to the proposal.
The Highways Division does not oppose the proposal as it has no road safety, parking or traffic management implications.
Assessment
The propose window alteration is modest and increases the existing two apertures into one single window aperture that is similar in size to those already existing on the front elevation of the property. The window would be sited approximately 20 metres from the rear elevation of neighbouring dwellings on Ballabrooie Drive and as such would not adversely impact on the neighbour's private amenity.
The proposed extension cannot be seen from a public thoroughfare and therefore it is not considered it would adversely affect public amenity. The form, scale and design of the extension respects' the character of the main dwelling. The extension is considered to cause a minor encroachment on to the rear garden area and as such adequate levels of amenity space is available within the curtilage of the site.
Overall, the proposals represent a modest level of development that is not considered to be adverse to the character of the property, public amenity or the private amenity of neighbouring properties. As such, the proposal complies with relevant provisions of General Policy 2 in the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The local authority, Douglas Borough Council are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered “interested persons” and as such should be afforded party status.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 03.09.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 erection of a single storey extension to rear elevation and alterations to window aperture on front elevation, as shown in drawing no. 12/08/02, received on 30th July 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
