Planning Officer Report Recommendation

Planning Report And Recommendations {{table:272703}} ### Considerations {{table:272700}} ### Written Representations We have received no private representations for this application. ### Consultations {{table:272701}} {{table:272702}} ### Policy

Officer's Report

This application relates to a semi detached house in Port -E-Chee Avenue, Douglas.

The proposal is to extend the garage forward by 1 metre to align with the front porch and convert it into a bedroom with a pair of glass patio doors to the front elevation and the replacement of the existing garage window in the side elevation. Originally a second new window was shown in the side elevation but the applicant has agreed to omit this.

The department of transport has no objection subject to the width of the access drive being increased to permit two motor cars to park alongside each other and the sight splays being constructed in compliance with Manx Roads 2.

The house opposite is located lower down the hill and has front windows facing this direction. It is set across the road and has a front garden and the degree of overlooking from number 32 will not increase greatly considering there are currently windows in this elevation and the extension forward is only 1

metre to the extent of the existing porch. The existing garage window overlooks the side of the neighbouring house on the north but there is only a garage window and higher side window which this will not directly overlook, and there is some screening in between.

It is considered that there will be no adverse impact of overlooking on the neighbouring properties from the proposal once the front side window has been ommitted and that the alterations are acceptable.

Recommendation

Recommended Decision : Permitted

Date of Recommendation : 13.01.2005

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 drawings and photographs date stamped received on 9th November 2004 with the omission of the window in the north elevation close to the front of the new room.

C 3. The width of the access drive must be increased so as to permit two motor cars to park alongside each other.

C 4. Sight Splays (and vehicle footway crossing) must be constructed in compliance with Manx Roads 2.

N 1. The applicant must obtain approval from the Operations Section of the Department of Transport before carrying out any work within the highway. Telephone 686665.

I confirm that this decision accords with Government Circular No 57/01 (Delegation of Functions to Director of Planning and Building Control).

Decision Made : Approval by delegation Date : 14/1/05 Signed : M. I. McCauley Director of Planning and Building Control

Decision Made : Approval by delegation Date : 14/1/05 Signed : M. I. McCauley Director of Planning and Building Control