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24/00648/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00648/B Applicant : Mr Lee Claridge Proposal : Erection of two-storey side extension Site Address : Squeen Lodge Station Road Ballaugh Isle Of Man IM7 5AH
Planning Officer: Graham Northern Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.08.2024 __
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 mitigation measures outlined in the published Flood Risk Assessment received 19.06.2024 shall be fully implemented along with the addition that the flood barriers should be mounted on the wall close to each door for ease of installation. Alternatively Flood resilient doors (certified PAS 1188-1:2014) could be installed.
Reason: To mitigate flood risk
This application has been recommended for approval for the following reason. The proposals are considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021.
Plans/Drawings/Information; This approval relates to the following drawing received 19.06.2024:
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Interested Person Status - Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:
Flood Management Division (DOI)
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
Flat 1, Filter House, Glen Rushen Road, Glen Maye as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy; are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy; as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of Squeen Lodge, Station Road, Ballaugh a single storey detached dwelling which has recently been modernised (did appear as a 1970/80's bungalow) appearance located on the western side of Station Road and south of the residential estate Squeen Meadow.
1.2 The property is constructed with the first 0.5 metre of walling in brickwork and above this white render throughout. The roof is concrete pan tiles. A bay window and canopy over the front door are present and to the side is a clear Perspex canopy/ shelter with timber supports.
2.0 THE PROPOSAL 2.1 The planning application seeks approval for a two storey extension to the side of the property. The extension as proposed creates a contemporary modern feature. The extension would not be higher than the existing roof but utilises a shorter roof span to facilitate 2 storeys of accommodation below. 2.2 The property would retain the visual characteristics of a bungalow to the front and rear, with the existing roof a prevalent feature retained from these aspects.
3.0 PLANNING HISTORY 3.1 Replacement of existing rear roof light with a dormer window and erection of a summer house to the rear - 22/00009/B - permitted
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as predominantly residential use under the IOM Development Plan Order 1982. The site is not within a Conservation Area. The dwelling and the western part of the site is within a High Flood Risk (River and Surface water),
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4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application:
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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (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; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
4.4 Residential Design Guide 2021.
5.0 REPRESENTATIONS 5.1 Highway Services comment no interest (28.06.2024).
5.2 Flood Risk Management (17.01.2022). Do not object subject to condition - Please condition the mitigation measures in the published Flood Risk Assessment with the addition that the flood barriers should be mounted on the wall close to each door for ease of installation. Alternatively Flood resilient doors (certified PAS 1188-1:2014) could be installed.
5.3 Owner/occupier of The Squeen, Station Road, Ballaugh has made comment neither objecting or supporting the proposals. The comments raise concern regarding damage should trees fall onto the applicants property.
6.0 ASSESSMENT 6.1 The key issues to considerer in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondary the potential impact upon neighbouring residents.
POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE 6.2 The proposed extension to the side elevation is of a very contemporary modern style and adds visual interest to the property. The way the extension has been designed it retains the properties character and massing as a bungalow from the front and rear elevations and as such in terms of its proportion, form, scale and design it is considered in keeping with the property and being located to the side elevation would not be especially apparent public views.
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6.3 The extension is located to the opposing side of the access into the property and the dwelling is well set back from the highway and visually well screened as such the extension will not be significantly visible from the street scene and is not of a scale that would cause any significant visual impact.
6.4 Accordingly, the overall works are considered to be acceptable forms of development in this respect and comply with GP2.
POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS 6.5 The property to the north of the proposed extension is number 5 Squeen Meadow but is orientated away from facing the applicant's property at an angle. Additionally the plot tapers to the North West corner to give greater separation. There is considered to be sufficient separation and strong boundary cover for the proposals not to result in any significant detrimental impact in terms of overlooking or privacy impact and as such the proposals are considered acceptable from this point of view.
6.6 In addition no objections have been received which raise privacy or amenity concerns.
Potential Flood Risk 6.7 The dwelling and the western part of the site is within a High Flood Risk area. As outlined within the representation section of this report the DOI Flood Risk Management have considered the application, and have raised no objection, subject to the condition that the measures outlined in the FRA are implemented. Accordingly, it is considered the application is acceptable.
Potential impacts upon trees 6.8 Concerns have been raised but these relate to the impact trees might have should they fa and damage the applicants property and the concern expressed is from a liability perspective, and it is considered that this would be a separate matter for land owners to resolve.
6.9 There are trees to the site boundary and on adjacent land however the proposals are considered far enough away for there not to be any significant impact on these resulting from the development.
7.0 RECOMMENDATION 7.1 Overall, it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 having no unacceptable adverse impacts upon private or public amenities. As such the planning application is recommended for approval.
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.
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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 above who should be given Interested Person Status. 8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
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: 09.08.2024
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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