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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 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.08.2023
C : Conditions for approval N : Notes attached to conditions
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.
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.
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.
This approval relates to the submitted documents and drawings reference numbers all received:
17.05.2023 101
None _____________________________________________________________________________
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.
2.1 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.
3.1 The previous application is considered relevant in the determination of the current application; - 3.2 Erection of summerhouse - 02/00131/B - Approved
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:
4.4 Residential Design Guide 2021.
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.
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."
6.1 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
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.
7.1 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:
8.2 The decision maker must determine:
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
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