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24/00307/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00307/B Applicant : Mr & Mrs Steve and Georgina Curphey Proposal : Ground floor extension and annex. New garage, driveway and turning area. New door opening and steps to existing ground floor lounge. Site Address : Fo Ghlion Ballamoar Lane Ballaugh Isle Of Man IM7 5EE
Planning Officer: Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 23.07.2024 __
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.
C 2. The proposed extension to the North hereby approved shall only be used in association with Fo Ghlion and for purposes incidental to the use of Fo Ghlion for the purposes of ancillary accommodation as shown on drawing no. 2305_104 Rev A, and must not be used nor be occupied as an independent dwelling unit or tourist use and must only be used in accordance with the internal layout shown on drawing no. 2305_104, dated received 2nd June 2024.
Reason: The dwelling is within an area not zoned for development and permission has been granted as an exception. The application does not propose to create separate units of accommodation within the site and has not been considered as such. To ensure proper control of the development and to reflect the information provided in the application, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.
C 3. No development shall be commenced until an ecological master plan has been approved in writing by the Department. Such a scheme shall include details of biodiversity net gain in the
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form of mitigation planting, bird boxes or bricks or other mitigation item. The works shall be carried out in accordance with the approved details and retained thereafter.
Reason: To provide a biodiversity net gain due to the removal of mature hedging/trees on the site.
C 4. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces of the dwelling, including all hardsurfacing within the site, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Reason: In the interests of the character and appearance of the site and surrounding area.
C 5. All existing trees shall be retained, unless shown on the approved drawings as being removed. All trees on and immediately adjoining the site shall be protected from damage as a result of works on the site, to the satisfaction of the Department in accordance with British Standard BS5837:2012 (Trees in relation to Design, Demolition and Construction - Recommendations) for the duration of the works on site and the development is completed.
In the event that trees become damaged or otherwise defective during such period, the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. In the event that a tree dies or is wilfully removed without prior consent it shall be replaced as is reasonably practicable and, in any case, by not later than the end of the first available planting season, with trees of such size, species and in such number and positions as may be agreed with the Department.
Reason: to ensure the continuity of amenity afforded by existing trees.
This application has been recommended for approval for the following reason. The proposal is deemed to be of an appropriate form, mass and design, which would not be a detriment to the character of the wider locality and as such complies with Spatial Policy 5, General Policy 2, Environment Policy 1 and Housing Policy 16 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 3rd April 2024; o Drawing No. 2305_100 o Drawing No. 2305_101 o Drawing No. 2305_102 o Drawing No. 2305_103 o Drawing No. 2305_105 o Applicant Statement o Planning Statement o Tree Survey Statement and Mitigation o Tree Survey o Amended Tree Plan
This decision also relates to Drawing No. 2305_104 Rev A, dated received 2nd June 2024. __
Interested Person Status - Additional Persons
None
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Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of Fo Ghlion, Ballamoar Lane, Ballaugh which is a two-storey dwelling situated to the South of Ballamoar Lane, which is a lane that serves several properties and goes from Glen Road to Main Road.
1.2 The site is accessed via its own driveway and the site encompasses part of Field No. 224734. The site sloped from West to East.
THE PROPOSAL
2.1 The current application seeks approval for the erection of three items, two extensions to the main dwelling and the erection of a three bay garage.
2.2 The first extension is to be situated to the North of the site, is L shaped and is to measure approximately 10.28m by 4.15m at the shortest part and 6.29m at it's widest part. The extension due to ground levels will have a height of approximately 3.81m to the Eastern side and 4.63m to the Southern side. The proposed materials are to match the existing dwelling with the extension providing a snug/hobbies room, store room, bathroom and utility/ porch entrance.
2.3 The second extension is situated to the South of the site and measures approximately 6.096m by 15.23m and is to have an approximate height of 4.2m. The extension is to match the existing dwelling in materials and is to provide a porch entrance, utility/bootroom/guest wc and open plan kitchen, dining and living area. There is also decking proposes to the Southern side of the extension that is to measure 15.23m by 2.18m, with an approximate hight from ground level of 0.4m.
2.4 The proposed three bay garage is to be situated to the East of the site behind the main dwelling and is to measure approximately 10.2m by 6.73m with an approximate height of 4.39m. The garage is to match the existing dwelling in materials.
2.5 With the erection of the garage, is the installation of a turning area behind the main dwelling which will mean the removal of excavated material and the installation of three retaining walls. The wall is to be faced in stone with a 1.1m high fence above. With regards to the removal of the excavated material, the application form states that the excavated material will be re-used within the existing site.
PLANNING HISTORY
3.1 There is one previous planning application which is relevant to the assessment of this application, PA7055, which was for "Proposed dwelling house" and was permitted.
PLANNING POLICY
4.1 The site lies within an area zoned as "Not for Development" and an "Area of High Landscape or Coastal Value and Scenic Significance" on the 1982 Development Plan, North Map. The property is not within a Conservation Area nor a Flood Risk Zone.
4.2 The following policies from the 2016 Strategic Plan are considered relevant in the assessment of this application;
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Strategic Policy 1- development should be located to make best use of previously developed land, redundant and underused buildings and utilising existing infrastructure; Strategic Policy 2 - focuses new development in existing settlements unless complies with GP3; Strategic Policy 5 - development must be well designed; Strategic Policy 10 - development should promote integrated journeys, minimise car use and facilitate other modes of travel; Spatial Policy 5 - Development in the countryside will only be permitted in accordance with General Policy 3 General Policy 2 - detailed 'development control' considerations; General Policy 3 - acceptable development in areas not zoned for development; Environment Policy 1 - seeks that the countryside is protected for its own sake Community Policy 7 - designed to prevent criminal and antisocial behaviour; Housing Policy 16 - Extension or alteration to non-traditional styled properties in the countryside Community Policy 7 - Designing out criminal and anti-social behaviour Community Policies 10 & 11 - implement best practice so as to reduce the outbreak and spread of fire; Infrastructure Policy 5 - Water conservation and management Transport Policy 4 - safe and appropriate provisions for journeys; Transport Policy 7 - parking standards Infrastructure Policy 5 - methods for water conservation
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and state, "No Highways Interest." (12.04.24)
5.3 Ballaugh Parish Commissioners have considered the proposal and state, "No objections to the proposed works." (22.04.24)
5.4 Environmental Health Unit have considered the application and state, "We have no comments to make on this application." (18.04.24)
5.5 The Ecosystems Policy Officer has written in to query whether vegetation to the South of the site will be removed and if so mitigation should be implemented.
ASSESSMENT
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 PRINCIPLE
6.2.1 The site is not designated for development, nor does it meet the expectation criteria in General Policy 3. However, Housing Policy 15 and 16 and its supporting text clearly allows for residential extensions in the countryside, where they would not detract from the countryside which in the case of the proposed site, where the proposed works would not increase the impact of the building as viewed by the public.
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6.2.2 The dwelling itself is architecturally basic in its appearance and as such Housing Policy 16 is the most relevant when assessing the principle of the proposal. Due to the location of the property being at a higher elevation than the main road, it can be seen from the main highway to the West of the site. Whilst this is the case the single storey nature of the proposal, is unlikely to impact the property of the overall streetscene when viewed from a public vantage point, above and beyond what is currently in place, as such the principle of the proposal is accepted.
6.3 DESIGN AND VISUAL IMPACT
6.3.1 The proposed extensions are large in their form with the proposal being a 77% increase on the proposed existing floor area without the proposed three storey garage and an increase of 115% with the proposed three car garage. Whilst this is the case, it can be seen that the proposed extensions have been designed to be sympathetic to the existing dwelling and to limit the impact of the site when viewed from a public vantage point.
6.3.2 When viewed from a public vantage point it is most likely to the Western elevation which will be seen, with some views of the Southern side being awarded due to the removal of the existing hedging to the South of the site. Whilst this is the case, the impact of the proposal will be minimal and in accordance with Environment Policy 1 and Housing Policy 16.
6.3.4 It should be noted that the application has not provided specific materials for the proposal and also there is no specification for the proposed turning area, as such a condition should be attached for the benefit of doubt.
6.4 IMPACT ON NEIGHBOURING AMENITY
6.4.1 The closest neighbour to the property would be Ballamoar House which is situated approximately 88m (in a straight line from property to property) away from the proposed extension to the North of the dwelling. It is deemed that with this distance, the single storey nature of the extension and due to the mature hedging between the sites that there would be no impact of the proposal on the neighbouring property.
6.4.2 It was also noted during my site visit that the ancillary accommodation's occupant was already staying at the application site and as such, the proposed works would not be increasing any intensification of the use of the site, which could impact the neighbouring properties.
6.5 HIGHWAY SERVICES
6.5.1 Turning towards Highway Services, it can be seen that the site already has suitable space to accommodate two vehicles within the site, with the proposal to include a three-bay garage adding additional parking. As such the proposal is deemed to comply with Transport Policy 7.
6.6 SEVERABILITY TEST
6.6.1 There is a worry that proposals such as this, which is for ancillary accommodation, can be tantamount to a dwelling within the countryside, of which the initial floor plan drawing showed two separate entrances and two dwellings which were connected via an internal door only. Having discussed this with the applicant during the site visit and also the agent on behalf of the application, a revised drawing was received. Whilst there are still two separate entrances into the property and both sides of the property are only connected via one internal door, the kitchen to the ancillary accommodation has been removed so that there is a reliance on the main dwelling.
6.6.2 With the above in mind, access to the building would be in the form of a shared driveway and parking to the rear of the site, where the proposed three bay garage is to be erected. Both
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parts of the property would share the amenity space and there would be a reliance on the main dwelling.
6.6.3 Whilst the above is the case, there can still be a separation of the site which would be tantamount to a dwelling within the countryside, as such the floor plan provided should be conditioned and also that the Northern extension can only be used as ancillary accommodation.
6.7 OTHER MATTERS
6.7.1 The comments raised by the Ecosystem Policy Officer and the applicant have been noted regarding the hedging to the South of the site. During the officers site visit, it could be seen that the majority of hedging had been removed from the aerial provided by the Ecosystem Policy Officer, whilst this was the case, there still was mature hedging and bushes. As such a mitigation landscaping condition should be attached, so that there is some mitigation from the removal of this vegetation.
6.7.2 The proposed works are extensions to an already existing property, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extensions will not increase water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION
7.1 Overall after a revised floor plan, the proposed extensions are deemed to be acceptable by not increasing the impact of the site when viewed from a public vantage point, nor impacting highway safety or neighbouring amenity, with conditions regarding the ancillary use. As such the proposal is deemed to be of an appropriate form, mass and design, which would not be a detriment to the character of the wider locality and as such complies with Spatial Policy 5, General Policy 2, Environment Policy 1 and Housing Policy 16 of the Isle of Man Strategic Plan 2016.
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. __
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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: 24.07.2024
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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