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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00619/B Applicant : Mr & Mrs Nigel Beaumont Proposal : Proposed extension works to include dormer roof and extension to rear of existing house. Proposed construction of summerhouse including additional use for tourist accommodation. Widening of existing drive entrance and alterations to vehicle hard standing. Site Address : 60 Ballanard Road Douglas Isle Of Man IM2 5HE

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 07.08.2023 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

C 2. The summerhouse hereby approved shall only be used in association with the main dwelling house "60 Ballanard Road" and for purposes incidental to the use of main dwelling house "60 Ballanard Road" as a single dwelling or for tourist purposes and only in accordance with the internal layout shown on plan 121 received on the 17.05.2023.

Reason: The application does not propose to create separate unit of accommodation within the site and has not been considered as such; to avoiding any future fragmentation of the residential curtilage; and the summerhouse being used as a separate dwelling being used separately from the main dwelling house would result in an adverse impact upon amenities to the occupants of this main dwelling house.

C 3. The tourist use of the summerhouse approved shall not be used as a separate dwelling. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year.

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Reason: The application does not propose to create separate unit of accommodation within the site and has not been considered as such; to avoiding any future fragmentation of the residential curtilage; and the summerhouse being used as a separate dwelling being used separately from the main dwelling house would result in an adverse impact upon amenities to the occupants of this main dwelling house.

C 4. Prior to the occupation the summerhouse hereby approved the approved driveway/access works as shown on drawing 101 shall be completed and retained thereafter.

Reason; in the interest of highway safety.

C 5. Prior to commencement of any works to the approved widening of the access details shall be submitted in writing to the Department for approval which demonstrate how surface water runoff from the new drive will be prevented from running onto the adjacent public highway and where such water will be drained too and these approved details shall be completed prior to the occupation of the summerhouse (excluding construction vehicles) and retained thereafter.

Reason; In the interests of surface water runoff and highway safety.

This application has been recommended for approval for the following reason. It is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and Residential Design Guide having no significant impacts upon public or private amenities.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers all received:

17.05.2023 101 103 104 121

02.08.2023 110 REV A 111 REV A __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 60 Ballanard Road, Douglas which is a single storey detached bungalow located on the eastern side of Ballanard Road. The properties along Ballanard Road are made up of a number of single storey and two storey properties and differ in terms of styles which have evolved over a number of decades and gradually development.

2.0 THE PROPOSAL

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2.1 The planning application seeks approval for the proposed extension works to include dormer roof and extension to rear of existing house. Proposed construction of summerhouse including additional use for tourist accommodation. Widening of existing drive entrance and alterations to vehicle hard standing.

3.0 PLANNING HISTORY 3.1 The previous application is considered relevant in the determination of the current application;

3.2 Erection of summerhouse - 02/00131/B - Approved

4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as predominantly residential use under the Area Plan for the East 2020. The site is not within a Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application:

4.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

4.4 Residential Design Guide 2021.

5.0 REPRESENTATIONS 5.1 Highway Services comment (06.06.2023); "The proposal includes alteration to the driveway and access, as well as a change of use of the summerhouse to include tourist use.

The extent of the visibility splays, 43m, is correct for the location and road to which the access is off. However, they have not been drawn correctly. The splays should be drawn to the nearside kerb line in both direction. Despite this, the access is existing and the alterations proposed only include widening. The visibility from the access is acceptable to Highways.

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The widening of the access will bring the new width to 4m. This is sufficient to provide both vehicular and pedestrian access. The alteration to the highway will require a Section 109(A) Highway Agreement to be made post planning consent.

Whilst improving the access to the highway, the applicant should also consider the drainage. No surface water should run onto the highway. A suitable drainage proposal to prevent discharge onto the highway should be considered and agreed by the Highway Services Drainage Team.

The change of use for the summerhouse will create a self-sustaining premises within the curtilage of the site. Whilst likely associated with the main dwelling, the proposal has the capability of independent living and movement and therefore will need parking provision to the required standard. With one bedroom proposed, the standard for vehicular parking is one space. The application form has stated that there is space for five vehicles within the site. With the provision of the garage and substantial hardstanding driveway, there is adequate room to fulfil the parking requirements of both the main dwelling and the summerhouse. The applicant should consider the provision of an electric vehicle charging point, in order to support the islands sustainable transport goals.

The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal subject to all access arrangements to accord to drawing No. 101. The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent.

Recommendation: DNOC"

5.2 Douglas Borough Council do not object, but comment (07.06.2023); "This development must not prohibit the refuse bin from being removed from the highway to be stored within the curtilage of the property between refuse collections. No refuse bins should be stored on the highway."

5.3 Manx utilities drainage following discussions with the applicants comment (11.07.2023); "Manx Utilities have no further comments to issue and are satisfied for you to progress to the planning application process."

6.0 ASSESSMENT 6.1 The key issues to considerer in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene; secondary the potential impact upon neighbouring residents; the potential use of the summerhouse; and highway issues/parking.

POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE 6.1 The proposed works to the front elevation and apparent from Ballanard Road would be the increase in the width of the existing access and the installation of solar panels to the front elevation. Neither raise any concerns.

6.2 The majority of works are to the rear of the dwelling and to the rear garden. The proposed dormer extension and single storey extension initially raise some concern, particularly the width of the dormer. However, after discussions with the applicant the dormer with has been reduced which overcomes most concerns. The department would have preferred perhaps the dormer to have a smaller height, but the existing roof height/eves level is such that this would be difficult to ensure appropriate head heights. The single storey rear extension, has a flat roof which is generally not preferred. However, the property already has flat roofed elements associated with it and therefore difficult to argue the proposal would not meet the character and form of the existing property (i.e. GP2). Furthermore, following discussions the

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external finishes (cladding) of the dormer and single storey extension will differ to help break up the two elements. The initial scheme would have appear more as a full two storey dwelling, rather than a dormer bungalow.

6.3 The summerhouse to the rear of the garden is modest in size, especially in relation to the area of the rear garden. It is considered this is not an uncommon feature within a residential garden/setting and therefore form a visual point of view raises no concerns.

POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS 6.4 The main work which could affect neighbouring amenities, namely the properties either side of the site (Claghyn Glassey & St Ninians Vicarage) are the dormer, rear extension, summerhouse and its ancillary use.

6.5 However, given the size, scale of the works, distance to neighbouring properties, existing boundary treatments and built form (especially along boundary with St Ninians Vicarage) it is not considered the proposed works would have an unacceptable adverse impact upon neighbouring amenities (i.e. overlooking, loss of light and/or overbearing impact upon outlook) to warrant a refusal.

USE OF SUMMERHOUSE 6.6 To the rear garden it is proposed to erect a summerhouse which can be used as ancillary accommodation for the main dwelling or for tourist use. Visiting the site it was noted that this section of the garden is mainly hedged off (except for a pedestrian internal grassed pathway) from the garden immediately to the rear of the dwelling, so there would be an existing level of privacy between the main dwelling and the summerhouse. Initial concerns of this type of development is that the proposal could be used as a separate dwelling. However, given the size of the unit being very modest, access and parking would be from/through the main dwelling (property and/or rear garden) the Department can take more comfortable that the use if the summerhouse is unlikely be used as a separate dwelling. Conditions should be attached to further ensure this.

6.7 Accordingly, the overall works are considered to be acceptable forms of development in this respect and comply with GP2 and Residential Design Guide.

HIGHWAY ISSUES/PARKING 6.8 The proposed works would increase the width of the existing access, which will only improve safety for all users of the access. Visibility splays are also achieved. The proposal includes a modest increase in the driveway (retained more than 50% of the existing garden) and this will ensure sufficient car parking for the existing dwelling and the new tourist unit/ ancillary summerhouse.

7.0 RECOMMENDATION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and Residential Design Guide having no significant impacts upon public or private amenities. The planning application is recommended for approval.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material;

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(e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 11.08.2023

Determining officer

Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

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