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23/01224/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01224/B Applicant : Mr & Mrs James Teare Proposal : Demolition of two garages and construction of new garage Site Address : Ballaoates Cottages East Baldwin Isle Of Man IM4 5EN
Planning Officer: Mr Hamish Laird Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.12.2023 __
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.
This application has been recommended for approval for the following reason. Overall, it is considered the proposal would comply with Policies EP1, GP2, GP3, HP15, HP16 and the advice contained in Planning Circular 3/91 (Guide to the Design of Residential Development in the Countryside). Therefore, it is recommended that the application be approved.
Plans/Drawings/Information;
The development shall be carried out in accordance with the following approved plans:
Drawing No. 01 - Existing Location and Site Plans - showing the site edged red;
Drawing No. 03 - Proposed Site Plan @ scale 1:250 - showing the site edged red, Proposed Floor Pan, Elevations and Section;
As date-stamped received on 18the October, 2023.
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Interested Person Status - Additional Persons
None. __
Officer’s Report
1.0 THE SITE 1.1 The site represents the residential curtilage of Ballaoates Cottages, which is located on a triangular shaped plot at the junction of a fork in the road with the A22 - Ballaoates Road, and B21 - East Baldwin Road, which respectively run to the west and east sides of the plot. The 2- storey, detached dwelling of cream painted rendered walls, under a hipped/pitched slate roof with clay ridge tiles, has its main aspect facing west towards the B21, has a pair of garages stepped back on site, and in relation to each other under a mono-pitched roof attached to the north elevation of the dwelling. The nearest of the garages to the dwelling has a utility room attached at the rear with a pedestrian door out into the rear garden area close to a rear door in the family room serving the dwelling. The dwelling has a sun lounge and porch attached to its south side elevation which in turn leads into a ground floor rear element attached to the rear (east) elevation which provide the kitchen, bathroom and family room serving the dwelling.
1.2 The property sits isolated from any of the nearby properties, with Ballaoates Mansion House being the nearest dwelling approx. 40 metres away to the north-west. Two other dwellings, Hillside Cottage (which is abandoned - 80m to the south); and, Abbey View (120m to the south) are also located close-by. The ground directly to the rear of the dwelling slopes downward as it runs to the east towards the A22. The site is screened by a wooden 1.8m high close-boarded fence on the B21 road frontage; and, by a sod bank/hedge containing mature hedgerow trees on the A22 road frontage.
1.3 The surrounding area is rural and is characterised by a mix of fields, hedges, sod banks, trees and isolated detached dwellings of different types, forms and layout. Most of the dwellings here are sufficiently screened by mature landscaping which encloses most of their boundaries.
2.0 THE PROPOSAL 2.1 The application seeks approval for the demolition of the existing pair of garages and utility room and the erection of a new double garage on the same site and much the same footprint.
In a covering letter accompanying the application, the applicant advises:
"The existing garages have internal dimensions of 2.475m x 6.35m (attached to house) and 2.545m x 4.94m for the smaller one. Neither of these garages achieve the minimum dimensions recommended by the Highways Department of 3m wide by 6m long and are set at different floor levels so knocking into one garage isn't possible. The driveway can provide off road parking for up to 3 vehicles using the minimum car parking dimensions recommended by the Highways Department of 2.6m wide by 5m long."
The replacement garage would measure approx. 8.1m deep x 5.5m wide x 2.5m high to the eaves (average height) and 5.0m high to the ridge where it would join the side elevation of the house. This ridge height would be no higher than the existing garage attached to the dwelling. The new garage would be set back from the road frontage along the side of the dwelling by approx. 900mm compared to the existing garage leaving an approx. 5.1m deep x 2.6m wide
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vehicle standing space in front of the garage door clear of the highway. A further 2 No. tandem vehicle parking spaces measuring 5.1m deep x 2.6m wide would be provided on the north side of the new garage. The existing wooden 1.8m high close-boarded fence on the northern boundary of the site would be retained.
2.2 The garage would be finished externally in render with a texture finish to match the existing dwelling, and would be roofed with Redland Cambrian re-constituted slate with concrete ridge tile to match the existing.
2.3 No trees would be removed to accommodate the replacement garage.
3.0 PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the East as land not designated for a particular purpose. The site is not within a Conservation Area. The site area is not prone to flood risks; and, there are no registered trees on site. The site is not within a registered tree area.
3.2 The Character Appraisal within the Area Plan for the East indicates that the site lies on the boundary of the West Baldwin (B7) area; and, the A1 Uplands Area. The East Baldwin (B6) area states thus concerning the area:
3.2.2 Landscape Strategy:
"The overall strategy for the area should be to conserve and enhance the character, quality and distinctiveness of the valley with its dense deciduous woodland in valley bottom, its scattered hill farms and houses in the remote, rural and tranquil valley."
"Key Views o Reasonably enclosed views due to the relatively continuous roadside trees that grow on the grassed Manx hedges that line the road corridor and the dense woodland on the valley floor. o Some glimpsed views through field gates up valley sides, and over wooded valley floor to the open upland areas that surround the valley. o Expansive and panoramic views up to the surrounding upland areas and down the valley from the more open valley head. ".
3.3 The Strategic Plan stipulates a general presumption against development in areas which are not designated for a particular purpose and where the protection of the countryside is of paramount importance (EP 1 and GP3). However given there is an existing dwelling on the site, and the proposal is for a replacement of the existing pair of garages and utility room, it is relevant to consider Policy GP 2 in respect of the general impacts of the development; and, Housing Policy 15 which guides extensions to traditional dwellings in the countryside.
3.4 Housing Policy 15 advises: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
3.5 Paragraph 8.12.2: Extensions to properties in the countryside As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. In the case of non-traditional properties, where these are of
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poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this.
In addition, Housing Policy 16 advises:
"Housing Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
3.6 In addition, consideration should be given to Environment Policy 4 which protects biodiversity (including protected species and designated sites).
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 Planning Circular 3/91 (Guide to the Design of Residential Development in the Countryside) is considered relevant. The section on 'Proportions and Form' on page 4 provides advice on how to make variations to the floor area of traditional buildings (extensions).
4.1.2 Policy 3 states: "The shape of small and medium sized new dwellings should follow the size and pattern of the traditional farmhouse. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form".
4.1.3 Policy 4 states: "External finishes are expected to be selected from a limited range of traditional materials". The supporting texts to policy 4 states that "Modern construction and materials may be used to achieve a similar external appearance".
5.0 PLANNING HISTORY 5.1 This property has been the subject of a number of previous applications which are considered relevant in the determination of this application.
5.2 Approval was granted under PA 17/01268/B for the Erection of two storey extension to provide additional ancillary living accommodation - approved - 03.04.2018
5.3 PA 16/00410/B - for Demolition of existing garages and erection of a detached building to provide garage, utility and storage with ancillary living accommodation above - Withdrawn on 21/11/2016.
5.4 99/00709/B - Installation of uPVC windows to replace existing, Ballaoates Cottage, East Baldwin - approved - 16.09.1999.
5.5 96/00193/B - Installation of a velux roof light, Ballaoates Cottage, East Baldwin, Braddan - approved - 20.06.1996.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 No neighbour representations had been received at the Report drafting stage.
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6.2 The Braddan Commissioners have raised no objections to these proposals; and, Highway Services has expressed no interest as they have no implications for highway safety.
6.3 DoI Highways Services (27.10.23) - "23/01224/B - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking."
6.4 Highways Drainage Comments (25/8/23): "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
Recommendation: The applicant should be aware of and ensure compliance with the two clauses above."
7.0 ASSESSMENT
7.1 The main issues to consider in the assessment of the current application are: a. The visual impact of the proposal (HP 15, GP2); b. Impact on neighbouring amenity (GP2); c. Impact on Highways (TP 4 & EP 16); and d. Impact on site ecology (EP 4).
7.2 VISUAL IMPACT ON EXISTING DWELLING AND THE SURROUNDING COUNTRYSIDE
7.2.1 In terms of the visual impacts of the proposed works on the existing dwelling, it is considered that the proposed extension respects the proportions, design and form of the existing dwelling and is not too dissimilar from the design and shape of the existing pair of garages and utility room. The new garage would be attached to the dwelling in much the same position as those existing, and in terms of its bulk, scale, proportions and positioning on the site; and, with matching materials proposed, it is considered it would have a minimal additional visual impact on the character of the site and surroundings over and above that already existing.
7.2.2 Given the above, it is considered that the proposal would be compliant with the requirements on Housing Policy 15, General Policy 2 and general Policy 3. It is further considered that the proposed replacement garage structure would not adversely affect the countryside or harm the character and quality of the landscape and therefore complies with the requirements of Policy EP 1.
7.3 IMPACTS ON NEIGHBOURING AMENITY
7.3.1 With regard to impact on neighbouring dwellings, the site is in a relatively isolated position in the countryside. There are no neighbouring or nearby residential properties within close proximity to the site, and no neighbours amenities would be affected as a result of the proposed development.
7.4 HIGHWAY IMPACT
7.4.1 With regard to Highway impact, the scheme does not propose any alterations to the means of access to the site, and would provide 2 No. additional parking spaces to the side of the garage. Highway Services has raised no objection to the proposals, and as such, it is considered that there would be no adverse impacts on parking or highway safety resulting from the proposal.
7.4.2 The comments received from Highways Drainage regarding allowing surface water runoff onto a public highway, are noted. This would be for the applicant to address at the
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implementation stage should planning permission be granted as this aspect of the development falls to be dealt with under separate legislation - Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
7.4 IMPACT ON SITE ECOLOGY
7.4.1 In terms of impacts on ecology or biodiversity within the site, it is also important to establish if any real harm would result with respect to ecological and environmental concerns. No vegetation to facilitate the erection of the extension would be removed. In this case, it is considered that the scale of the proposed works is such that would not result in vegetation removal. Additionally, no trees would be removed as a result of the proposal. Therefore, any impacts on biodiversity within the site will be negligible, and overridden by the retention of the rural character of the site which will remain largely unchanged.
8.0 CONCLUSION
8.1 Overall, it is considered the proposal would comply with Policies EP1, GP2, GP3, HP15, HP16 and the advice contained in Planning Circular 3/91 (Guide to the Design of Residential Development in the Countryside). Therefore, it is recommended that the application be approved.
9.0 INTERESTED PERSON STATUS 9.1 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.
9.2 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 the Head of Development Management 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 : 14.12.2023
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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