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The application proposes alterations, erection of a first floor side extension over the existing bedroom and enlargement of existing vehicular access at 16 Marathon Road. The property is a two storey detached property which is located between Victoria Road to the east and Marathon Road to the west. The site has been zoned under the Douglas Local Plan Order 1998 as an area of predominantly residential; the site is not within a Conservation Area.
The first floor gable end roof extension above the existing bedroom on the ground floor of the dwelling will form an additional bedroom which will include a new bathroom. The extension would have a side projection of 5.4 metres from the existing gable end wall of the dwelling, and a length of
7.2 metres, which are the same dimensions as the footprint of the ground floor bedroom. The proposal includes the installation of two windows on the front elevation of the property and the installation of a large window on the rear elevation. The finish of the extension will be finished in a cement render or granosir and painted white, which is proposed for the whole of the property including existing brickwork and the roof will to be laid will match existing.
The alterations to increase the existing vehicular access involve the removal of most of the existing 2 metre high stone wall for improved access onto the highway which will be completed to a satisfactory standard of the Highway Authority.
The Douglas Corporation have considered the application and have no objection. The Department of Transport considered the proposals not to have any adverse traffic impacts. We have received no privately written representations objecting to the application.
The main factor with this application is the possible overbearing and loss of light the first floor extension will have upon the neighbouring property 14 Marathon Road. The proposed gable end of extension will leave a minimum gap to the neighbouring property at 14 Marathon Road of 3 metres. The neighbouring property on its gable end has a total of eight windows (4 on the ground floor and 4 on the first floor). At present it would seem that the windows at first floor level have been blanked over (blinds possibly), however more importantly is the fact that it would seem that, none of these eight windows are the only source of light for the respective rooms, due to large windows on the front and rear elevations which provided the rooms with natural light especially as these windows are east and west facing. Because of this I believe that the first floor extension will not cause a sufficient overbearing affect or loss of light to warrant a refusal.
The alterations which include the demolition of the 2 metre high stone wall are not ideal but again do not warrant a refusal, especially as the Department of Transport do not have an objection.
For these reasons the proposal would seem appropriate in these locations and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Department of Transport, The Douglas Corporation.
Recommended Decision: Permitted
Date of Recommendation: 07.02.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 submitted documents and drawings HLK/05/266/1, HLK/05/266/2, HLK/05/266/3 and HLK/05/266/4 all received on 25th November 2005.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 8/2/06
Signed: M. I. McCauley Director of Planning and Building Control
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