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23/00657/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00657/B Applicant : Mr Haneffe & Mrs Mary Perager Proposal : Replace existing garage doors with a glazed opening, erection of a double garage with accommodation above with link to main property and creation of a gated entrance Site Address : Ballafletcher Chicken Farm Ballafletcher Road Douglas Isle Of Man IM4 4QL
Planning Officer: Mrs Vanessa Porter Photo Taken : 01.08.2023 Site Visit : 01.08.2023 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.10.2023 __
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. No development shall take place until full details of the proposed re-planting works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the re-planting works must include details of the species, size and position of all proposed trees. Any trees which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species
Reason: To ensure the provision of an appropriate landscape setting to the development and for biodiversity net gain.
This application has been recommended for approval for the following reason. The proposed works are acceptable in terms of their form, mass and design by providing a suitable extension and alterations to an existing residential property and as such complies with General Policy 2 and in turn the Residential Design Guidance 2021.
Plans/Drawings/Information;
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23/00657/B Page 2 of 5
This decision relates to the following plans and drawings, date stamped received on 12th May 2023; o Drawing No. JTM2302-P-01 o Drawing No. JTM2302-P-02
This decision also relates to the Arboricultural Statement and Drawing No. JTM2302-P-04 dated received 14th September 2023.
This decision also relates to Drawing No. JTM2302-P-03 Rev B dated received 24th October 2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the residential curtilage of Ballafletcher Chicken Farm, Ballafletcher Road, Douglas, which is a two storey property situated to the South of Ballafletcher Road. The site is accessed via its own entrance which is also the access for Ballafletcher Farm House.
1.2 To the front of the property is a large parking area and to the Western side of the property is attached a tourist use accommodation.
THE PROPOSAL
2.1 The current planning application seeks approval for the removal of the existing garage doors and installation of sliding patio doors and the erection of a two storey extension to the side elevation which is to be connected via a two storey link corridor. The ground floor level is to provide a double garage and the upper is to provide a games room.
2.2 The ground floor level is to be faced in stone to match the existing property, with the upper part rendered with a balcony to the South East elevation.
2.3 The proposal also includes an additional driveway within the curtilage which is to provide access to the proposed garage and a gated access with a pedestrian access.
PLANNING HISTORY
3.1 The previous applications upon the site are not relevant in the assessment of this application.
PLANNING POLICY
4.1 The site lies within an area zoned as "Proposed Residential," on the Area Plan for the East, Map 8 - Union Mills/Strang. The site is not within a Conservation Area nor a Flood Risk Zone.
4.2 Given the nature of the site and the land designation, the most relevant Isle of Man Strategic Plan policies would be General Policy 2 which sets out the general standards towards acceptable development and Transport Policy 7 in connection with Appendix 7 which sets out the relevant parking standards.
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4.3 The Residential Design Guidance (2021) is also relevant and provides advice on the design of extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summary;
5.2 Highway Services have considered the proposal and state, "- After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised to regularly cutback vegetation at the access to ensure lines of sight are maximised. Additionally, to consider installing an electric vehicle charging point to aid net zero objectives." (14.06.23)
5.3 Braddan Commissioners have considered the application and state they have no objection. (19.06.23)
5.4 The Ecosystem Policy Officer has considered the application and state, that they do not believe a bat survey is required and that they think a condition should be attached for a species list on the re-planting of the trees. (19.10.23)
5.5 The Arboricultural Officer has considered the application and has stated that they are accepting of the removal of the elm tree if the re-planting is conditioned. (19.10.23)
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE
6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2.2 Firstly with regards to the alterations to remove the garage doors and the proposal to introduce sliding doors, this alteration would be an accepted alteration and as such is deemed to comply with General Policy 2 of the IOM Strategic Plan 2016.
6.2.3 Turning towards the proposed two storey side extension, whilst this would be introducing a larger built form onto the property, it is firstly noted that the existing property is situated away from the main Ballafletcher Road by being access via a separate drive. This means that the existing dwelling cannot be seen from the main road. With this in mind the design of the proposal would appear subordinate to the main dwelling by being set back from the Eastern elevation and also has a lower ridge line.
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6.2.4 The materials are to match the existing dwelling and as such in terms of its form, mass and design, the proposal provides a suitable extension to an existing residential property for which there is a favour of as indicated above.
6.3 IMPACT ON NEIGHBOURS
6.3.1 The proposal is situated to the Eastern side of the dwelling, as such the closest property to be impacted from the proposal would be "Ballafletcher" which is situated to the North of the proposed extension. The proposed extension does not have any windows within the elevation which faces onto "Ballafletcher," during the officers site visit it was noted that there was suitable mature hedging to this elevation which means that it is expected that "Ballafletcher" should not be disadvantaged from any loss of light, or an overbearing impact from the proposed works.
6.3.2 As such with the above in mind and bearing in mind that no neighbour representations have been received, the proposal is considered to result in an acceptable form of development that accords with the principles of the Residential Design Guidance 2021 and Policy GP 2 (b, c and g) in the Isle of Man Strategic Plan 2016.
6.4 HIGHWAY IMPACT
6.4.1 When looking at the possible Highway impact from the proposed works, it is noted that Highway Services have deemed the entrance and exit from the property not to have an impact on Highway Safety as such from this point of view the proposal is deemed acceptable.
6.4.2 With regards to the proposed additional driveway, whilst this would be providing a large amount of driveway to an already existing driveway, the proposed driveway is kept to a minimum and ultimately would not impact the main dwelling.
6.4.3 Whilst the above is the case, no details have been provided with regards to the material of the driveway, as such a condition should be attached to make sure the driveway is permeable, as it is noted that the lower garden is within a High Surface Water Flood Zone and the proposed driveway could exacerbate this issue.
6.5 OTHER MATTERS
6.5.1 The proposed works are extensions and alterations are to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension should not increase water usage of the dwelling and therefore there are no new issues in this respect.
6.5.2 Turning towards the removal of the Elm tree, both the Arboricultural Officer and the Ecosystems Officer have no objections to the removal as long as a condition is attached regarding the re-planting.
CONCLUSION
7.1 The proposed works are acceptable in terms of their form, mass and design by providing a suitable extension and alterations to an existing residential property and as such complies with General Policy 2 and in turn the Residential Design Guidance 2021.
INTERESTED PERSON STATUS
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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; (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: 25.10.2023
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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