Officer Planning Report

Planning Report And Recommendations {{table:325354}} ### Considerations {{table:325351}} ### Written Representations None received at time of drafting report ### Consultations {{table:325352}} {{table:325353}}

Officer's Report

Introduction

1. This application seeks permission for the erection of an extension and alterations to a modern bungalow in an Area of High Landscape or Coastal Value and Scenic Significance. The proposal is considered to be unacceptable as it is not in accordance with the relevant Strategic Plan policies.

The Site

1. The application site is the curtilage of Croit-E-John, Shore Road, Ballaugh which is a detached bungalow situated to the eastern side of Shore Road. To the northern side of the application site is "Clear View" which is a one and a half storey dwelling. To the south of the application site is The Gables which is a single storey bungalow.

1. The application site is in a fairly open landscape, a short distance from the shore. There are a mixture of properties along Shore Road, some very traditional others of a more modern design.

1. The land gently slopes down towards the beach from the properties on Shore Road. When looking towards the properties from the car park (adjacent to the beach) the properties are at a higher level and are visible in the fairly open landscape.

1. Although the bungalow on the application site is visible, there is no particular feature which draws attention to it.

The Proposal

1. The application seeks approval for the erection of a new roof structure to utilise the existing roof space above the garage. The only part of the roof which is to be raised is that above the garage. The height of the roof over the garage would be raised by approximately 1.8m above the height of the existing roof. French doors would be installed in the north west elevation at first floor level above the existing garage. This would be secured by a Juliette balcony. A window would be installed at first floor level in the south east elevation. The gable ends would be finished with render to match the existing.

Planning History

1. The application site was given approval for a bungalow under planning application 86/00367/B. The property has since had a number of alterations approved under more recent applications.

Development Plan Policies

1. The application site is in an area zoned as an "Area of High Landscape or Coastal Value and Scenic Significance" identified on the 1982 Development Plan. It is appropriate to consider Environment Policy 2 and Housing Policy 16 of the Isle of Man Strategic Plan (20th June 2007).

Environment Policy 2

1. The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) The development would not harm the character and quality of the landscape; or
• (b) The location for the development is essential.

Housing Policy 16

1. 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.

Consultations

1. Highways Division do not oppose as it has no adverse traffic management, parking or road safety implications.
2. Ballaugh Commissioners have not commented

Assessment

1. The main points to consider in the assessment of the application are:

1) Visual Impact 2) Impact to Residential Amenity 3) Impact to Character and Appearance of Street Scene

Visual Impact

1. The proposed alterations would result in the roof above the garage being approximately 1.8m higher than the rest of the roof.
2. Although the properties on Shore Road are visible in the street scene they are fairly unassuming. It is considered that the alterations to the roof would detract from the unassuming character of the property and would attract attention thereby increasing the impact of the property when viewed by the public.

1. It is considered that the increase in height would naturally increase the visual impact of the building which is contrary to Housing Policy 16 of the Isle of Man Strategic Plan.

Impact To Residential Amenity

1. Due to the distance from the neighbouring properties the proposed extension would not result in the loss of light to neighbouring properties. Given the orientation of the bungalow it is considered that the proposal would not appear overbearing.

Impact To Character And Appearance Of The Street Scene

1. It is considered that the proposed development would have a harmful impact on the character and appearance of the property. It is judged that the proposal would increase the impact of the building in the street scene when viewed by the public.

1. For the above reasons the application is considered to be unacceptable and is recommended for refusal.

Party Status

1. The local authority, Ballaugh Commissioners is, 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.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 19.09.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

R 1.

The extension above the garage would increase the impact of the building as viewed by the public and be visually detrimental to the property's appearance which is contrary to Housing Policy 16 of the Isle of Man Strategic Plan (20th June 2007).

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Signed : _________________________ Michael Gallagher Director of Planning and Building Control Delete as appropriate

Signed : _________________________ Jennifer Chance Development Control Manager