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Application No.: 08/01608/B Applicant: Mr G S Hooley-Concannon & Ms Debbie Jones Proposal: Alterations and extensions to dwelling Site Address: 43 Cronk Grianagh Estate Douglas Isle Of Man IM4 4RN ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 24/09/08 Site Visit: 24/09/08 Expected Decision Level: Acting Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Oppose 20/11/08 - Do not oppose subject to the imposition of the following condition: 01.12.08 - Do not oppose Consultee: Braddan Parish Commissioners Notes: No Objections Consultee: Drainage Division Notes:** No Objection, subject to conditions. See letter.
The site represents the curtilage of 43 Cronk Grianagh, Douglas, which is a two storey detached property, located on the northern side of the Cronk Grianagh estate.
The property has been zoned under The Braddan Local Plan as being within an area of "predominately residential"; the site is neither within a Conservation Area nor within an area of High Landscape Value or Costal Value and Scenic Significance.
7 January 2009
08/01608/B
Planning History There are no previous planning applications which are considered relevant in the assessment and determination of this application.
Proposal The application seeks approval for alterations and extensions to the dwelling. The application includes a two storey side extension and a single storey rear extension. The two storey side extension would have a width of 2.92 metres, a depth of 8.5 metres and a ridge height of 8.1 metres.
The rear extension would have a width of 7.9 metres, a depth of 3.1 metres and a mono pitched roof height of 3.6 metres.
Representations Braddan Parish Commissioners:- No objection Highway Division have no objection subject to the imposition of the following condition:- The 2nd off street parking space in front of the grassed area must be a minimum of 5 metres at the narrowest point (This can be achieved by reducing the grassed area).
The Drainage Division makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Authority has received no privately written representations objecting to the application. Assessment / Recommendation There are two main issues with the application, the first being the impact the proposed extension would have upon the neighbouring properties, particularly, Nr's 63 and 64 Cronk Grianagh.
The floor level of the applicants dwelling is set below the floor level of the dwelling of these neighbouring properties. Therefore, this does reduce the impact of the existing property when viewed from the neighbouring properties.
Currently, the gable end of the applicant's property, which does not directly face the neighbouring properties, but is set at an angle, is approximately 11.5 metres from the rear elevation of Nr 63 and 13 metres from Nr 64. The proposal would reduce the gap between the two neighbouring properties to 9.2 metres to Nr 63 and 9.4 to Nr 64. It is considered, given the level differences between the neighbouring properties, the proposed extensions gable wall (east elevation) being at an angle and not directly facing the two neighbouring properties, and as there is still a minimum distance between the extension and the rear elevations of at least 9 metres, the proposal would be acceptable; and would not result in any significant adverse impacts upon the residential amenities, either through loss of light, overbearing impact and/or overlooking resulting in a loss of privacy.
The second issue relates to the required car parking provisions proposed. The Highway Division and the Department had concerns initially of the inadequate size of the new off road parking space. Subsequently, the applicant has amended the plans which show a different parking arrangement which provides a more suitable parking space.
Recommendation Overall, it is considered the proposal would be acceptable for the reasons given previously within this report. Accordingly, the proposal would be appropriate in this location and therefore the application is recommended for an approval
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Braddan Parish Commissioners Highways Division The Drainage Division
Recommended Decision: Permitted
Date of Recommendation: 07.01.2009
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 alterations and extensions to dwelling as proposed in the submitted documents and drawings LOC'01, GR'01e, GF REV C, MF'01, FF'01e, FF'01, RF'01, EL'01, EL'02, EL' 03, EL'04, EL'03e, EL'04e, SN'01, SN'02, D'01, D'02, D'03 and D'04 received on 15th August 2008 and 13th November 2008.
C 3. The external finishes of the extension must match those of the existing building in all respects. C 4. The 2nd off street parking space in front of the grassed area (dwg GF/(01) REV C) must be a minimum of 5 metres in length at the narrowest point (This can be achieved by reducing the grassed area).
C 5. Prior to the commencement of any building operations, the proposed new parking space as shown in drawing number GF/(01) REV C must be completed to ensure adequate parking provisions for the dwelling, in accordance with Condition 4 of this approval.
I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.
Decision Made : Permitted Date : Signed : Acting Senior Planning Officer
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