Loading document...
==== PAGE 1 ====
24/00104/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00104/B Applicant : Mr Richard & Mrs Erin Cregeen Watson Proposal : Replace existing front entrance porch and increase height of rear window Site Address : The Coach House Ballagawne Road Ballabeg Castletown Isle Of Man IM9 4LF
Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.03.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposed works are considered to have an acceptable visual impact on the existing house and streetscene and not to result in any new or adverse highway safety issues or any neighbouring amenity impacts in line with General Policy 2 (b, c g, h, and i) and the principles of Environment Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to the following all date received 30/01/2024: o Dwg no 010 o Dwg no 020 o Dwg no 030 o Dwg no 050 o Dwg no 060 o Agents Covering Letter
==== PAGE 2 ====
24/00104/B Page 2 of 4
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The site related to the residential curtilage of The Coach House, an existing dwelling and detached garage which sit on the corner of the main road through Ballabeg (A7) and the B43 which travels north to join the Colby Glen Road heading towards Ronague.
THE PROPOSAL 2.1 Approval is sought for the replacement of the front porch with a slightly larger porch and the modification of a rear stairwell window to make bigger.
PLANNING HISTORY 3.1 The detached garage was approved under 10/00722/B and a further extension added under 14/00512/B. Under 20/00447/B approval was granted for external works to an existing attached garage for its conversion into additional living space, and 23/00649/MCH sought some further minor changes to 20/00447/B.
PLANNING POLICY 4.1 The site lies within an area designated on the Area Plan for the South as Predominantly Residential, and within the proposed Conservation Area.
4.2 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment: o Strategic Policies 3 and 5 - promote good design and use of local materials and character. o General Policy 2 (b) (c) (g) (h) and (i) - general standards towards acceptable development visual and neighbouring amenity, and highway safety. o Paragraph 8.12.1 - supports principle of residential development in zoned areas. o Environment Policy 35 - preserve or enhance conservation area. o Environment Policy 42 - promotes development taking account of locality in design. o Community Policy 7, 11 - prevent criminal activity and reduce spread of fire. o Infrastructure Policy 5 - conserve the Island's water.
4.3 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant: o Section 4 Extensions o Section 5 Architectural Details o Section 7 Impact on Neighbouring Properties
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Department of Infrastructure Highway Services - Do Not Oppose (09/02/2024) no significant negative impact upon highway safety, network functionality and/or parking.
5.2 Comments were also sought from the following but nothing received as of 13/03/2024: o Manx Utilities o Arbory Commissioners o Manx National Heritage o DEFA Registered Buildings and Conservation Area Officer
==== PAGE 3 ====
24/00104/B Page 3 of 4
5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 The existing dwelling is visible from the road and although evidently modified and changed overtime it still retains some traditional features in its overall form and proportion having slated pitched roof and painted render finish. The dwelling is also bound by a positively contributing Manx stone wall. The key considerations in this application are the visual and amenity impact of the porch and window works on the main house, neighbours and streetscene, and whether the porch would result in any highway safety issues.
Porch 6.2 The proposed replacement porch is bigger however is of an overall size and scale that remains subordinate to the main house and its design including slate roof, peaked gable and render finish is generally in-keeping with the overall appearance of the property and is not considered to result in any visual harm to the surrounding streetscene. The new porch does project a little further into the driveway however there still remains sufficient space to park and manoeuvre within the site and without any increased or unacceptable impact on local highway safety.
Rear Window 6.3 There's already a mix of windows and openings throughout the rear elevation and the proposed changes to the stairwell window in this case would not make this situation any worse nor detract from the rear elevation, and as the property overlooks the cemetery at the rear there would be no neighbouring properties impacted as a result on the works.
CONCLUSION 7.1 The proposed works are considered to have an acceptable visual impact on the existing house and streetscene and not to result in any new or adverse highway safety issues or any neighbouring amenity impacts in line with General Policy 2 (b, c g, h, and i) and the principles of Environment Policy 35 of the Isle of Man Strategic Plan 2016
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above who should be given Interested Person Status. __
==== PAGE 4 ====
24/00104/B Page 4 of 4
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 15.03.2024
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal