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The application site represents the curtilage of 13 Harcroft Avenue, Saddlestone, Douglas. The property is a detached bungalow on the southern side of the road. The property has a single garage which is set back behind the front of the building and is attached to the garage of the neighbouring property. The site is located within an area zoned as Predominantly Residential use within the Douglas Local Plan.
This application seeks approval for the extension of the existing garage and its conversion to provide ancillary living accommodation. The garage would be extended to the rear and to the side into the rear garden of the application site and would provide a bedroom and living area along with a shower room. All windows would look onto the garden of the proposal site and not onto surrounding properties.
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:
08/00983/B – Conversion and extension to garage to provide ancillary living accommodation.
Douglas Corporation and the Highways Division of the Department of Transport do not oppose the application.
The occupiers of No.11 Harcroft Meadow have objected to the application on the following grounds: 1) it is not in keeping with the surrounding properties, 2) the proposal impact on light into their garden, 3) that more cars will be parked on the road and 4) the proposal will lower the value of the property.
The proposed development would create ancillary living accommodation by extending the existing garage. The issues to be considered are the impact upon parking through the loss of the garage and the impact on the neighbouring properties.
In respect of parking, the site would retain 3 off street parking spaces with the potential to create more space by using part of the front garden. It is considered that the parking provision on site would comply with current standards set out within the Isle of Man Strategic Plan.
In respect of the impact on No.11 Harcroft Avenue, the application site is set to the northwest of the neighbouring property. The overall height of the approved extension was to be between 2.7m and 2.85m, which were set approximately 300mm below the flat roof to the existing garage. The proposed extension will be approximately 3.3m and 3.5m to eaves level. The overall height will be approximately 4.5m to ridge level. The height of the proposed extension is only 1.2m higher than the approved scheme. The design of the roof will be hipped and will slope away from the boundary of the No.11 Harcroft Avenue. Due to the orientation of the site and the design of the extension, it is considered the proposed development will not cause any significant harm to the residential environment of No.11 Harcroft Avenue in terms of overshadowing, loss of light or visual intrusion.
In respect of the visual amenities of the street scene, the proposed development is set 19.8m away from the front boundary of the property. The new roof will be visible from the public highway of Harcroft Avenue through a gap between No.11 and No.13 Harcroft Avenue. The proposed works will not be prominent within the street scene and it is considered the proposed works will not adversely affect the visual amenities of the locality.
The notes suggested by consultees are not material planning considerations and for that reason are not attached to the report, as part of the recommendation.
It is recommended that planning permission be granted subject to conditions in the attached schedule.
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.11 Harcroft Avenue have commented on planning matters and as such should be afforded by party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 02.02.2009
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 permission relates to the conversion and extension of the garage to provide ancillary living accommodation as shown in drawing numbers 2339/1, 2339/2 and 05 Rev B date stamped 23rd December 2008.
C 3. The approved converted garage and extension must remain ancillary to the use and enjoyment of the main dwellinghouse.
C 4. No facing and roofing materials shall be used other than materials similar to those used on the existing building.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : Grandied Committee Meeting Date : 16/2/09
Signed : [Signature] Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
16 February 2009 08/02339/B Page 4 of 4
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