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The site is the residential curtilage of an existing dwelling situated within St. Mary's Meadow in Ballaugh, an estate of eighteen traditionally styled dwellings all situated on the western side of Station Road. The application site lies on the north western side of the estate, backing onto an access from Station Road west to Brough Jiarg. There is also a water course (the northern stretch of the river which runs along Ballaugh Glen) which runs along the rear boundary north-south.
The house is a traditionally styled two storey house with attached double garage and front porch with attached lean-to extension which covers the right half of the front of the dwelling and adjoining the garage. The roof is finished in dark grey tiles and the walls in painted render with brick detailing above the windows, garage doors and front door.
The property to the right (north east) lies 3.5m away at closest with the gable of number 9 at 50 degrees to the north east. There is a first floor window in the gable of number 9 which appears to be a secondary window to the front bedroom. As approved, number nine did not have a window in this elevation.
The site lies within an area designated as Proposed Residential on the Town and Country Planning (Development Plan) Order 1982.
Proposed now is building above the garage to provide two bedrooms and a bathroom. The ridge of the proposed dwelling will be extended at the same height. The front porch will be finished in stone and the brick lintel details above the new windows will match that on the main dwelling. There will be no windows in the side elevation. On the rear of the extension there will be a small Juliet-style balcony which will not afford any views into adjacent property due to the orientation of the properties.
The provisions of General Policy 2 are applicable in this case:
"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 space 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 adverse 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."
In addition, Paragraph 8.12.1 states "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 layout of the estate was approved under PA 09/1712. The dwelling on the plot was permitted under PA 91/1912 and a conservatory was added under PA 04/1135.
REPRESENTATIONS
There are no representations on the file.
The extension will not add to the footprint of the dwelling nor will it add any further windows looking directly towards any adjacent properties. The bulk of the property will be increased but not with any detriment to the streetscene.
There should be a presumption in favour of development of this type unless there is an adverse impact on adjacent property or the streetscene and in this case there would be an adverse effect on neither. As such the application is recommended for approval.
The local authority, Ballaugh Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 19.08.2011
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 erection of an extension as shown in drawings 508.01 and 508-10 both received on 14th July, 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made: Permitted Date: 22 August 2011
Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: Jannifer Chance Development Control Manager
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