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                                      19/01142/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/01142/B Applicant : Dr John Taylor OBE Proposal : Ground floor and first floor alterations and extension Site Address : Ballaquaggan Lodge Douglas Road Ballasalla Isle Of Man IM9 3AD

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 09.12.2019 __

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 decision relates to drawings 00L0 A and 00A both received on 12th November, 2019 and 19 1335 01, 19 1355 02, 19 1355 03, 19 1335 04A, 19 1335 05A and 19 1335 06A all received on 14th October, 2019. __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE 1.1 The site is the residential curtilage of an existing bungalow which sits to the south east of the A5 between the Blackboards junction of the A5 and A25, and Ballasalla. The property sits to the south west of Ballaquaggan Farm which has a number of dwellings and a farmhouse.

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                                      19/01142/B                                     Page  2  of  3

1.2 The existing property is a modern bungalow, finished in render with decorative quoin details around the edges of the various projecting elements of the house.

1.3 The dwelling sits on an area of paving.

1.4 The south eastern elevation has dormer windows which serve a first floor area in that part of the property.

1.5 The dwelling is served by a lane which runs parallel with the farm lane but to the south west on the other side of a hedge. This lane does not appear to have planning approval but according to the aerial photographs has been in situ for at least ten years. The plans now correctly include this as part of the curtilage.

THE PROPOSAL 2.1 Proposed is a series of alterations and an extension. The alterations include:

The introduction of cladding on the upper parts of the two front projecting elements and the ground floor area between the two The swapping of a window and door and other windows in the north eastern elevation with the introduction of cladding above the window on the smallest projection on this elevation The introduction of cladding on the south eastern elevation along with an upward extension of the existing single storey projection and the replacement of an existing chimney with a flue The introduction of a window in the south western elevation and cladding to the smallest projecting element along with the replacement of a window with full height glazed doors.

PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as not for a particular purpose. The site is within a wider area of Incised Inland Slopes on the draft Landscape Character Assessment with associated advice regarding the aspiration to protect and enhance the identity of Ballasalla by conserving the rural character of the adjacent landscape.

3.2 Housing Policy 16 of the Strategic Plan is applicable:

"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." 3.3 In addition, the Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. This generally advises that cognisance should be given to the existing style of a property and replication of existing features such as roof slopes and finishes as well as the impact on the surrounding area.

PLANNING HISTORY 4.1 The site has been the subject of a number of applications for garaging and outbuildings. The property was rebuilt under 03/00244/B, replacing a former property known as Ingledean. This approval was subject to a condition which suspended the provisions of the Permitted Development Order in respect of greenhouses, walls, gates, fences, garden sheds, garages and tanks for the storage of oil for domestic heating.

REPRESENTATIONS 5.1 Neither Malew Parish Commissioners nor Highway Services have any objection to the application (06.11.19 and 18.11.19).

ASSESSMENT

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                                      19/01142/B                                     Page  3  of  3

6.1 The issue is whether the proposed alterations and extensions would increase the impact of the building as viewed by the public. The property is generally well screened from public view from the A5 by distance and existing vegetation and properties. Whilst the property may be visible from the steam railway, what is proposed will not increase the impact of the property and the changes would improve its appearance and the additional materials add interest to its appearance and character.

6.2 The access has been in situ for more than ten years and is therefore immune from the issue of an enforcement notice. An approval to this current application would legitimise this which is considered appropriate under the circumstances.

CONCLUSION 7.1 The application is considered to be in accordance with the relevant policies and is supported.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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 (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

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 : 12.12.2019

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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