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The application site comprises of the residential curtilage of No.24 Harcroft Meadows, Douglas. The site is located within a predominantly residential area. To the north west of the application site is the residential property of No.25 Harcroft Meadows and to the south east, is the residential property of No. 23 Harcroft Meadows. To the rear of the application is 12 Harcroft Meadows.
This application is seeking planning permission to erect a single storey side extension. The extension will be 3.1m in width and 8.7m in length. The height of the extension will be 4.8m to the ridge. The facing and roofing materials are to match the existing property.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2 and paragraph 8.12.1.
Paragraph 8.12.1 states that "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".
The following previous applications are considered relevant in the consideration of this application: 07/2007/B - Erection of a two storey to side elevation to provide garage and additional living accommodation - refused at appeal on 8th July 2007.
03/01077/B - Erection of raised decking and pergola in garden - granted 18th November 2003.
Highways Division of the Department of Transport and Douglas Corporation do not oppose the application.
Standard Comments have been received from the Drainage Department of Douglas Corporation. The occupier of No. 25 Harcroft Meadow has objected on the following grounds: 1) Overshadowing, 2) Loss of light, 3) Visual intrusion and 4) The extension will be overbearing
There two key issues in the determination of this application. These are 1) the impact on the visual amenities of the street scene and 2) the impact on No. 25 Harcroft Meadows in terms of overshadowing, loss of light and overbearingness.
In respect of the visual amenities of Harcroft Meadows, the proposed extension is not excessively large. The extension will be fairly subservient when viewed from the public highway. The proposal will not cause any significant harm to the visual amenities of the street scene.
In respect of the impact on No. 25 Harcroft Meadows, the application site is set to the south east of the neighbouring property. This application is proposing to extend the property towards the boundary of the neighbouring property. The neighbouring property is set approximately 6.1 m behind the front building line of No. 24 Harcroft Meadows and is set approximately 4.8 m off the side elevation of No.24. The nearest habitable windows are set approximately 5.8 m from the side elevation of the existing dwelling of No.24. This distance will be reduced to 2.8 m when the extension is built. The proposed extension is essentially projecting the same distances as the previously refused scheme; however, the major difference with this application is the proposal is for a single storey extension compared to a two storey extension. This change significantly reduces the impact on No. 25 Harcroft Meadows. Furthermore, the application site is slightly lower in level than the neighbouring property. It is considered the proposed single storey extension would not cause demonstrable harm to the residential environment of No. 25 Harcroft Meadows in terms of overshadowing, loss of light, visual intrusion and being overbearing.
It is recommended that the planning permission be granted subject to conditions.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The occupiers of No.25 Harcroft Meadows are the adjoining landowner. They have commented on planning matters and as such should be afforded party status.
In summary, it is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Douglas Corporation Highways Division of the Department of Transport The occupiers of No.25 Harcroft Meadows
Recommendation Recommended Decision: Permitted Date of Recommendation: 07.10.2008
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
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the erection of a single storey extension as shown in drawing number 07/5012/1(b) date stamped 10th July 2008.
No facing and roofing materials shall be used other than materials similar to those used on the existing building.
Cw 5000 Surfau wate
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)
Decision Made: Permitted Date: ....................................... Signed: .......................................
M. I. McCauley Director of Planning and Building Control
7 October 2008
08/01323/B
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