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24/00675/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/00675/B Applicant : C/o Agent Proposal : Erection of ground floor and first floor extensions to dwelling and erection of a detached garage with living space above Site Address : Walden Phildraw Road Ballasalla Isle Of Man IM9 3EG
Planning Officer: Toby Cowell Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.09.2024 __
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 approved garage building shall only be used for ancillary purposes in connection with the host dwellinghouse of Walden, Phildraw Road, and shall not at any time be used as a separate unit of residential accommodation as an independent dwellinghouse.
Reason: The application was assessed solely on the basis of the information submitted. Any deviation from the approved use would require further assessment against relevant adopted planning policy.
This application has been recommended for approval for the following reason. The proposed extensions to the existing dwelling are considered to be acceptable from a design and visual impact perspective, without resulting in a material impact upon the amenity of surrounding properties or the safety and convenience of the local highway network. The proposals are therefore deemed compliant with Strategic Policies 4 and 5, Spatial Policy 3 and 5, General Policies 2 and 3, Environment Policy 1, Housing Policies 15 and 16 and Transport Policies 4 and 7 of the Strategic Plan (2016).
Plans/Drawings/Information;
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This approval relates to the following drawings and documents;
Proposed plans and elevations - 2A Received 23.08.24
Location plan - 6 Existing block plan - 5 Existing plans and elevations - 1 Proposed site plan - 3C Proposed block plan - 4 Proposed garage plans and elevations - 7 Planning statement Received 17.06.24 __
Interested Person Status
None. __
Officer’s Report
1.0 THE SITE 1.1 The application site relates to the detached two-storey dwellinghouse of Walden and its associated curtilage situated on the eastern side of Phildraw Road, Ballasalla.
1.2 The property comprises what was once likely a traditional Manx dwelling which has been significantly extended and altered over the years, to the point that only limited evidence of its original built form is now present. The site benefits from a gated access with an area of hardstanding to the immediate north and side (east) of the dwelling being used for parking. The site notably incorporates a reasonably generous area of garden to the south of the dwelling, which includes a significant degree of dense mature tree coverage, including along the southern and western boundaries.
1.3 The site forms part of a row of linear development along the eastern side of Phildraw Road, which is typically characterised by large dwellings set within sizeable plots.
2.0 THE PROPOSAL 2.1 Planning permission is sought for a series of single and two storey extensions to the existing property which would amount to a significant remodelling of the dwelling to the point that its existing form would largely be no longer recognisable.
2.2 In particular, the proposals would result in the demolition of the existing sun lounge and erection of a first-floor extension above the existing single-storey element of the property, the erection of a two-storey side extension on the eastern elevation and a new flat roofed glazed sun lounge (single-storey) off the southern elevation.
2.3 The resultant extensions seek to utilise a series of dual pitched roofs with wide chimney breasts to reflect the original elements of the property which displays traditional Manx vernacular, whilst being finished in a combination of painted render and slate roof tiles. A small element of exposed natural stonework is proposed for the new front entrance on the northern elevation incorporating a mono-pitched roof, which would further include a glazed open porch.
2.4 The proposals further include the erection of a detached two bay garage building in the north-eastern corner of the site, which would include a studio/hobby room in the loft space
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accessed via an external staircase and facilitated by front and rear rooflights. The building would include what appears to be timber or timber effect double garage doors, with additional windows on the front, rear and side (north) elevations, together with ground and first floor external doors on the southern flank elevation. The building would be finished in painted render and slate roof tiles to match the resultant main dwelling.
3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of applications between 1987 and 2001 for alterations and creation of a new access. Permission was also granted in 2001 for the demolition of Ballavoddan (which used to site alongside the outbuildings to the north of Walden) and the erection of a replacement dwelling (01/01857/B) which was approved.
3.2 An approval in principal application to replace the existing dwelling was more recently granted in 2017 (17/00566/A), however a subsequent Reserved Matters application was never submitted and therefore this permission has lapsed.
4.0 PLANNING POLICY 4.1 The application site is within an area zoned as "Proposed Low Density Housing in Parkland" identified on the Area Plan for the South (2013). This type of housing development is the subject of Planning Circular 8/89 - Low Density Housing in Parkland which states that all trees within such areas are deemed to be Registered. Development within such areas must take the form of substantial dwellings, designed and finished to the highest quality and each dwellings being sited in at least 1 acre of its own grounds, such as to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and existing trees. Satisfactory access and provision of services is also required and any application for such development must include a detailed and accurate survey of all existing trees on site.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 2 Location of new development 5 Design and visual impact
Spatial Policy 3 Development in Service Villages 5 Development in the countryside to accord with exceptions in GP3
General Policy 2 General Development Considerations 3 Exceptions to development in the countryside
Environment Policy 42 Design of development in settlements
Housing Policy 15 Extensions to traditional styled dwellings in the countryside 16 Extensions to non-traditional styled dwellings in the countryside
Transport Policy 4 Highways safety 7 Parking
4.3 Residential Design Guide (2021)
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This document 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 properties and sustainable methods of construction.
5.0 REPRESENTATIONS 5.1 Malew Parish Commissioners - No objection. (03.07.24)
5.2 Highways Services - Development would have no significant negative impact upon highway safety, network functionality and/or parking as the existing access and proposed parking layout is acceptable for the proposals. (21.06.24)
5.3 Forestry Officer - no response received at the time of writing.
5.4 Manx Utilities Authority - no response received at the time of writing.
6.0 ASSESSMENT 6.1 The site falls within an area of Proposed Low Density Housing and Parkland (LDHP) as noted in the Area Plan for the South, development within which is covered by Planning Circular 8/89 which remains in force. Circular 8/89 states that development in such areas should involve buildings 'which must be substantial and designed and finished to the highest quality', and each dwelling should be in at least 1 acre of its own grounds so as to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and existing trees.
6.2 Whilst it is recognised that the site falls within a proposed area of LDHP rather than one which has been formally adopted, this provisional designation within the Area Plan for the South is significant and a material planning consideration.
6.3 Housing Policies 15 and 16 of the Strategic Plan, which relate to residential extensions in the countryside, are further considered to be of material relevance given the site does not formally fall within the designated settlement boundary of Ballasalla. Whilst the dwelling appears to incorporate an historic and traditional core, the property has been unsympathetically altered and extended over time. Therefore, both Housing Policies 15 and 16, which relate to traditional and non-traditional styled dwellings respectively, are considered to be of relevance.
6.4 In this instance, the proposals would result in a fairly significant uplift in floor area and scale, particularly with the introduction of a greater proportion of two-storey elements following a series of first-floor extensions, whilst significantly increasing its bulk and massing as a result.
6.5 Nevertheless, the existing property in its current form is not of any significant architectural merit, which is particularly emphasised through the series of unsympathetic extensions which have further eroded the dwelling's legibility with respect to a clear principal elevation. Due to the property's placement within the site and being largely shielded from view of the road due to the presence of a mature tree belt; its current visual impact in the context of the streetscene is limited.
6.6 This situation would largely continue with respect to the resultant dwelling as proposed, with the majority of new built development to be focused on the southern and eastern elevations. The resultant extensions seek to mirror the traditional elements of the property whilst introducing a greater degree of legibility through a new front entrance and porch. Overall, the proposals would improve the character and visual appearance of the dwelling allowing for a more holistic form of development designed to a higher standard.
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6.7 Consequently, the impact of the development upon the character and appearance of the wider streetscene, whilst marginally more noticeable, is not deemed to be visually harmful, whilst further complimenting the traditional elements of the dwelling from a design standpoint.
6.8 With regards to the new garage building, its general design and built vernacular is considered to successfully compliment the resultant dwelling as proposed, whilst clearly appearing subordinate in terms of scale and footprint. Likewise, its substantial recession from the streetscene in the site's north-eastern corner would ensure that it would not be overly visible in the context of the same.
6.9 In light of the above, the proposals are considered to be accept able form a design and visual impact perspective, amounting to a visual improvement with respect to the existing dwelling, thereby ensuring compliance with General Policy 2 (b) and (c) and Housing Policies 15 and 16.
6.10 No concerns are raised from a neighbouring amenity perspective due to the significant separation distance of circa. 48-50m between the location of the proposed extensions on the southern elevation and the closest point of the neighbouring property of Sunnyside to the south, together with substantial mature tree growth present within the site which would effectively shield the resultant dwelling from view of Sunnyside.
6.11 From a highways and parking perspective, it is noted that no objections have been raised by Highway Services, with the proposals not seeking to alter the existing site access.
7.0 CONCLUSION 7.1 The proposed extensions to the existing dwelling are considered to be acceptable from a design and visual impact perspective, without resulting in a material impact upon the amenities of surrounding properties or the safety and convenience of the local highway network. The proposals are therefore deemed compliant with Strategic Policies 4 and 5, Spatial Policy 3 and 5, General Policies 2 and 3, Environment Policy 1, Housing Policies 15 and 16 and Transport Policies 4 and 7 of the Strategic Plan (2016). The application is therefore 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.
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.
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8.3 The Department of Environment Food and Agriculture (DEFA) 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.
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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 and/or rights to appeal.
Decision Made : Permitted
Date: 01.10.2024
Determining Officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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