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                                      19/00461/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00461/B Applicant : Mr Andrew Crompton Proposal : Alterations and erection of ground and first floor extension Site Address : 7 Ballagale Avenue Surby Port Erin Isle Of Man IM9 6QJ

Planning Officer: Mr Paul Visigah Photo Taken : 23.05.2019 Site Visit : 23.05.2019 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 30.05.2019 __

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.

Plans/Drawings/Information;

This approval relates to the Location plan, Site Plan, Plans as existing and Plans as proposed, date stamped and received 18th April 2019. __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE 1.1 The application site is the residential curtilage of existing property at No. 7 Ballagale Avenue which is located on the south-western side of Ballafesson. The single storey semi- detached property like its neighbours is of contemporary design and has an attached single garage.

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1.2 The rear of the application site backs on to a footpath which leads to the rear gardens of neighbouring properties; Rathgar and The Brambles. Glendale sits to the south of the site while No. 12 Ballagale Avenue sits on the east of the property.

1.3 Ballagale Avenue is characterised by a mix of dwelling types - some single storey, some two storey properties; most of which are dormer bungalows.

THE PROPOSAL 2.1 The current planning application seeks permission for alterations and erection of ground and first floor extensions.

2.2 The proposed extension will provide a hall extension on the ground floor which will extend 2.1m from the garage and connect to the bedroom north of the bathroom covering a width of 3m. This hall will be equipped with roof lantern that will measure 1.5m by 1.9m and will project 0.5m high above the flat roof of the hall.

2.3 Another ground floor extension will project 2m from the existing dining room and join the garage wall, serving as an extension to the kitchen space. The existing lobby will be closed up and converted to the new toilet, while a door will be created to link the garage to the dwelling via the proposed hall extension.

2.4 The extension will also involve the creation of an upper floor on the attic space. The works here will include increasing the roof height from 2.4m to 3.1m. This attic space will then be partitioned to create two bedrooms, a toilet and stairs for the dwelling.

PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South 2013 (Port Erin/Port St Mary) as "Predominantly Residential" and as such, the following excerpt from the Strategic Plan is considered relevant:

3.2 "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" (Paragraph 8.12.1: SDP, 2016).

3.3 General Policy 2 is also relevant. It states thus: "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;

PLANNING HISTORY 4.1 The site has not been the subject of any planning application that can be considered relevant in the assessment of the current application.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 The Department of Infrastructure (DOI) Highways Division has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

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5.2 Manx Utilities Authority has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

5.3 Rushen Commissioners have stated that they support the application in a letter dated 30 May 2019.

ASSESSMENT 6.1 The existing property has a well-balanced form and mass and its finishes and overall design approach match those found throughout this small estate, although its indented elevations make it a unique dwelling within the estate. The proposal would not undermine any of this uniformity in approach. Granting the increase in roof height to create room for the loft extension would increase the massing of the building roof, roof heights of this nature are a common feature of most of the dwellings within the estate which are equipped with dormers or loft extensions. Additionally, the roof lights that will be introduced are also a common feature on dwellings within the vicinity of the dwelling. As has been highlighted above, the proposed extension would be finished to match the main dwelling in terms of the design, render and roof tiles. The extension is judged to respect the design and proportion of the dwelling and would not have an adverse impact upon the existing character and appearance of the dwelling.

6.2 In terms of overlooking, the proposal includes one loft window on the south elevation which overlooks the private footpath at the rear of the property. The impact here from this is not significant seeing that this foot path is rarely used as it has a gate at the entrance, in addition to the fact that a 2m hedge lines both sides of the footpath screening every view to the neighbouring property (The Brambles). There will be no dormer windows facing the neighbouring property on the south (Glendale), save the roof lights which will not create privacy concerns for these neighbours. The fact that the scheme only has roof lights on its south elevation makes the alterations appreciable when compared with existing privacy levels with its nearest neighbours; Glendale.

6.3 Turning to the impact of the extension upon the street scene and public amenity in general, the extensions will be visible from the street scene but the works would not be viewed in its entirety due to nature of the building design which conceals some of the works on the extension. However, it should be noted that the approach extension will be particularly noticeable from the street scene, although the impact will be minimal since a greater proportion of the highway within the estate is lined with hedges which conceal work within adjacent properties. Moreover, the works will improve the appearance of the dwelling as the proposed design is an enhancement on the existing design. It is therefore considered that the proposed development would have a limited, if any, impact upon the street scene or public amenity.

RECOMMENDATION 7.1 The application is considered to meet the tests of GP2 and is also to comply with Paragraph 8.12.1 of the IOM Strategic Plan 2016. The application is, therefore, recommended for approval.

INTERESTED PERSON 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 considers material, in this case Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

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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 in Article 6(4) 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.

Decision Made : Permitted Date : 06.06.2019

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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