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16/01071/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01071/B Applicant : Joey Dunlop Foundation Proposal : Erection of a two storey extension (Amended to PA 15/01245/B) Site Address : Braddan Bridge House Peel Road Braddan Douglas Isle Of Man IM4 4TN
Case Officer : Miss Lucy Kinrade Photo Taken : 27.10.2016 Site Visit : 27.10.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of Braddan Bridge House, a two storey detached building located on the northern side of Braddan Bridge where the roundabout junction to the south of the site connects the A23 Braddan Road with the A1 Peel Road.
1.2 To the west of the site runs the River Dhoo and the adjoining TT Access Road from which the application site is reached.
1.3 The Joey Dunlop Foundation own and occupy the building from which they provide suitable and adapted guest accommodation which can cater for all levels of disability and for all ages of guests.
1.4 Braddan Bridge House was first converted into three self-contained holiday with its formal opening ceremony taking place in June 2010. Prior to this the property was used as one residential dwelling.
2.0 THE PROPOSAL 2.1 The current planning application seeks approval for the erection of a two storey extension similar to that which was previously approved under PA 15/01245/B.
2.2 The previous application sought approval for the following;
i. "2.1 The current planning application seeks approval for the erection of a two storey extension, conversion of the existing garage, installation of replacement flat roof for pitch roof, creation of a balcony and erection of an access ramp to Braddan Road. ii. 2.2 The two storey extension would be erected to the eastern elevation and would incorporate the existing garage to provide a one bedroom apartment and a two bedroom apartment. The extension would run flush with the ridge line of the main building and would comprise a projecting gable to match the existing. The extension would be finished in materials to match the main dwelling. iii. 2.3 The access ramp would lead from the first floor balcony to Braddan Road and would provide access to the proposed first floor apartment. The gate opening would be positioned 2.5 metres from the rear elevation of the existing garage building; approximately 15 metres from the junction with Peel Road. The gate opening would be 1 metre wide.
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iv. 2.4 The final element of the proposal is to extend the existing balcony to the new access ramp. The extended balcony and access ramp would be finished in materials to match the existing."
2.3 The current application seeks approval for the same fundamentals as PA 15/01245/B with the addition and alteration of several elements of the external skin due to the re-arrangement of the internal environment; o Proposed on the rear north-west elevation of the extension is an additional bathroom window at first floor level; o On the south-west elevation the original proposed ground floor window of the single bedroom apartment has been replaced with a single access door; o An additional door on the first floor of the north-east elevation has been included to allow for direct access into and out of the bedroom of the first floor apartment. The original pitch roof above this door was 2.5m wide with a ridge approx. 1.2m above the eaves. The new proposed roof pitch above the two doors within this application shall be slightly larger with a width of approx. 4m and a ridge height approx. 1.5m above the eaves.
3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications, PA 15/01245/B - for the erection of a two storey extension, is considered materially relevant in the assessment of this current planning application, given the level and nature of the proposed development.
3.2 However we should also consider; PA 14/00522/B for the extension to existing fire escape platform, removal of steps and creation of pedestrian access onto Braddan Road and; PA 09/00802/B for the conversion of dwelling to provide three self-contained apartments for temporary holiday accommodation.
4.0 PLANNING POLICY 4.1 The application site lies within an area zoned as Woodland under the Braddan Local Plan 1991 Map 2, consequently the area is not zoned for development and therefore General Policy 3 of the Isle of Man Strategic Plan 2016 and in addition we must consider Environment Policy 3 which seeks to protect woodland areas, although it is noted that no trees would be affected as part of this proposal.
4.2 However, given that the existing property is already an established tourist unit the most relevant policies to consider in this instance are General Policy 2, Business Policy 11 and Transport Policy 7;
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:
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; 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 unacceptable effect on road safety or traffic flows on the local highways; m) takes account of community and personal safety and security in the design of buildings and the spaces around them."
4.4 Business Policy 11: "Tourism development must be in accordance with the sustainable development objectives of this plan; policies and designations which seek to protect the countryside from development will be
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applied to tourist development with as much weight as they are to other types of development. Within the rural areas there may be situations where existing rural buildings could be used for tourist use and Environment Policy 16 sets out the circumstances where this may be permitted."
4.5 Transport Policy 7: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
4.6 Appendix 7 sets out the parking standards for different types of development, for apartments it is; "1 space for 1 bedroom; 2 spaces for 2 or more bedrooms."
5.0 REPRESENTATIONS 5.1 Braddan Parish Commissioners have no objections to the current application 30/11/2016.
5.2 The Department of Infrastructure commented on the application on 13/10/2016 stating the following;
"The proposal is to increase the number of tourists units from 3 to 5 and remove the office accommodation; there will be a new pedestrian gate onto the footway at Braddan Road. The proposal is very similar to those approved under PA 15/01245/B when Highway Services required that 5 disabled parking spaces were provided. These spaces have not been indicated on the drawings. The ramp does not meet the standards set out in BS 8300:2010 for disabled access and is not suitable for wheelchair or ambulant disabled use. Highway Services request that the application is deferred to allow the applicant to consider these issues."
5.3 As such the application was deferred and additional drawings were submitted by the agent. These drawings were circulated and re-assessed by Highways whom stated on 23/12/2016:
"Following assessment of amended plans the ramp is now acceptable and the parking spaces have been provided. Highway Services does not oppose this application."
6.0 ASSESSMENT 6.1 In the conclusion of this application we must firstly consider the assessment of the previously approved PA 15/01245/B where the officer detailed the following;
i. "6.1 Submitted with the planning application is a supporting statement outlining the reasons and need for the proposed development. The supporting statement states that there is a strong demand for level accessible holiday accommodation in the Isle of Man that caters for people with special needs. The statement further explains that this type of specialist facilities are lacking in the Isle of Man and very few people realise that this is an expanding market which many local businesses having failed to identify as a niche market. It should also be noted that the Tourism Division state that this type of accommodation is not available elsewhere on the Island.
ii. 6.2 The supporting statement also outlines that the Joey Dunlop Foundation has had another busy summer season that saw the foundation near enough fully booked from May to the first week in October. The foundation saw the last six months occupancy level up 14% to 80%, with June, July and August approaching 100%.
iii. 6.3 In addition to the influx of visitors, it is understood that the apartments are available during the low season for local residents who are in between hospital and home. Furthermore, the foundation provides for those who have special washing requirements by allowing use of the shower facilities.
iv. 6.4 In looking to the future, the applicant identifies that there remains an increased demand for the facilities at the Joey Dunlop Foundation which have received a DAS rating of excellent. The
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existing facilities were designed and equipped to the highest standards and the foundation receives regular comments that the apartments are the best in the British Isles.
v. 6.5 The proposed extension would provide an additional three bedrooms in the form of two further apartments. The proposal would also provide a pedestrian access link to Braddan Road beyond the road closed barrier when races are taking place and in doing so offering an accessible viewing place.
vi. 6.6 It would appear from the submitted statement that the Joey Dunlop Foundation is a thriving and popular residence to stay for persons with disabilities. Furthermore, given the location of the building, it is in a prime location for motor racing enthusiasts in being able to comfortably view the races from an excellent vantage point.
vii. 6.7 In principle, what is proposed under this scheme would allow the Joey Dunlop Foundation to grow and offer further speciality accommodation where the Island falls short on. This has also been echoed by the Tourism Division.
viii. 6.8 Turning to the visual impact of the development, the site sits within a prominent position within the street scene and therefore any alteration and extension to the existing building should be sympathetic and respect the existing character, form and appearance of Braddan Bridge House.
ix. 6.9 As previously mentioned, the extension would be finished in materials and features to match the main building and would also present a mirror image of the existing projecting gable albeit for the semi-hipped roof. Whilst the extension would result in the building becoming more visual by virtue of increased built development, the extension is considered to respect the existing building and site with regards to siting, layout, scale, form and design and as such is deemed acceptable.
x. 6.10 The access ramp and extended balcony will also be relatively visible within the street scene. The walkway would become less visible as a result of the topography of the land and the existing boundary treatment along the eastern side of the site. Whilst visible, this element of the proposal is not considered to significantly detract from the appearance of the house or street scene. The proposal is a continuation of the existing balcony and follows a similar form to what was proposed under PA 14/00522/B.
xi. 6.11 Following a site visit it was evident that the site can accommodate more than five vehicles. In an email dated 25th November from the applicant, in 2010 the Joey Dunlop Foundation decided not to have designated car spaces and guests normally leave their cars by the wall adjacent to the main road. The applicant further explained that specialist vehicles very rarely visit the site and never more than one at a time. This summer, 2015, there were only had two minibuses and it is normally one car per group, occasionally two. It is evident from a site visit that the site can accommodate the parking required for the building."
6.2 The fundamental issues to consider are whether the decision on the previous application still stands and whether or not the alterations have an impact on the overall proposal.
6.3 From conducting a site visit it was evident that although the extension had not been completed that demolition works had finished and ground works had commenced. A discussion with a trustee of the Foundation who was on site at the time of the visit re-enforced the need and demand for the extension, and how it would benefit those individuals who required the need for specialist disability equipment and adapted accesses for ambulant users of all ages.
6.4 Although it is crucial to consider the whole development as new, given that the principals of the two storey extension remain as set out in the previously approved PA 15/01245/B we can consider that the extension is acceptable and remains with a status of approval. This allows for the focus of the assessment to be the additional alterations and amendments to the original proposal.
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The fundamental issues to consider are the impact of the proposed changes on the existing building, on the surrounding environment and street scene and the impact on the surrounding woodland area.
6.5 The addition of a new window on the rear elevation of the first floor level is not considered to impact the existing property or to affect the appearance of the property from the street scene, in particular when travelling south along the Braddan Road. Due to the topography of the land and distance between its nearest neighbour 'The Whitehouse' to the north of the site, the addition of a new window is also not considered to impact the amenity.
6.6 On the south-west elevation of the proposed extension the new application looks to replace the original proposed window with a new single access door. It is not expected that this shall impact the overall proposal or the existing building and should benefit the fire safety of the single bedroom apartment by providing an additional escape route.
6.7 The most notable alteration of the current application is the addition of a new door on the north-east elevation which faces the Braddan Road. The installation of an additional door has resulted in the proposed pitch roof above being larger in width and height. Although larger in size the proposal remains in keeping with the existing building and respects the site in terms of size and design. There are no impacts expected and the visual appearance of the side elevation of the property is not considered to impact the public or the road users.
6.8 Following the submission of additional drawings it was clear that the proposal retained the 5 allocated spaces which were included in the previous approval PA 15/01245/B, in terms of GP2 (h) the proposal provides adequate parking and manoeuvrability without jeopardising the nearby highways.
6.9 There have been minor amendments to the access ramp which links the proposed extension with Braddan Road. The new drawings have been approved by Highways and the ramp meets regulation standards and is considered acceptable.
7.0 RECOMMENDATION 7.1 The overall development along with the proposed amendments is deemed acceptable and shall create a uniform appearance throughout the existing building and the new extension. The proposal shall allow for the Joey Dunlop Foundation to take in more guests where this level of accommodation is not readily available elsewhere on the Island. Furthermore, the site sits in an exceptional position for those guests attending the road races.
7.2 It is for the reasons outlined in the report it is considered that the proposal complies with GP 2 of the IOM Strategic Plan 2016 and is therefore recommended for approval.
PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considered material; in this case the Department of Infrastructure Highway Services and Department of Economic Development Tourism Division; and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order
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2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.12.2016
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawing numbers JD/36/4 (A), JD/36/13 and applicants letter received and date stamped 07/09/2016, and drawing numbers JD/36/12 (c), JD/36/21 (d), Black Plan 1:500 Parking Arrangement and Doc M and ramp detailing all date stamped and received 04/11/2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 05.01.2017
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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