201793

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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00850/B Applicant : Mrs Kim Lowe-Jones Proposal : Erection of a single storey extension to the rear of the property and renewal of the existing garage roof Site Address : 81 Hawthorne Grove Ballasalla Isle Of Man IM9 2EB

Planning Officer: Hamish Laird Photo Taken : 22.08.2024 Site Visit : 22.08.2024 Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 27.08.2024 __

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.

This application has been recommended for approval for the following reason. The planning application for a ground floor extension to the rear of the dwelling and re-roofing of the existing flat-roofed garage with a like-for-like replacement would be acceptable in terms of its visual impact and would not harm the use and enjoyment of neighbouring properties. It would comply with the principles of General Policy 2, Environmental Policy 22 of the Isle of Man Strategic Plan 2016, and is recommended for approval.

Plans/Drawings/Information; This approval relates to:

Drawing No. 101- General Arrangement comprising - Site Location Plan showing the site edged red @ scale 1:1,250;

Drawing No. 7299 - 01 - Site Plan showing the site edged red @ scale 1:500; Location Plan @ scale 1:200; and, Proposed Elevations @ scale 1:75; and, Floor Plan Layout- scale 1:50;

And documents - all date stamped and received 24 July, 2024. __ Interested Person Status - Additional Persons

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None. __

Officer’s Report

1.0 THE SITE 1.1 The site comprises a single-storey, detached dwelling with a small single, integral garage attached to its SE Side, on level ground sited close to a bend in Hawthorne Grove, with an enclosed (by 1.8m high wooden Close-Boarded fencing) rear garden. It is located in a cul- de-sac of similar size/scale dwellings, with an area of open space to the rear between it and the Isle of Man railway line. The adjoining dwelling at No. 83 Hawthorne Grove, is located to the south-west has its driveway separating it from the SE side of the application dwelling and has blank side walls except for a side entrance into the dwelling served by an obscure glazed door. The site lies within the settlement boundary of Port Erin and the surroundings apart from the railway, are residential.

2.0 The Proposal 2.1 The full application proposes the erection of a single storey extension to the rear of the property extending outward by approx. 3.5m deep x 8.71m wide x 2.5m to the eaves and 4.05m high to the ridge of its proposed hipped/pitched roof and renewal of the existing garage roof. It would provide a dining/living room extension which along with opening up the existing rear outside wall would allow connectivity with the kitchen resulting in an open plan kitchen/dining/living area. It would be served by bi-fold doors to the rear elevation to the living area; and, by similar doors in the NE in the rea of the facing elevation which would look out towards the master bedroom across what would be an internal courtyard area. Matching materials are proposed to be used.

2.1 The existing flat garage roof would be replaced by a new flat roofed membrane.

3.0 Planning History 3.1 11/00969/B - Installation of solar panels to rear elevation at 81 Hawthorne Grove, Ballasalla, Isle of Man - Permitted - 6/12/2010. 3.2 10/01577/B - Alterations and erection of extension to dwelling house at 81 Hawthorne Grove, Ballasalla, Isle of Man - Permitted - 6/12/2010. 3.3 09/00890/B - Alterations and erection of extension to dwelling house at 81 Hawthorne Grove, Ballasalla, Isle of Man - Permitted - 13/07/2009. 3.4 04/02140/B - Extension to gable end at 81 Hawthorne Grove, Ballasalla, Isle of Man - Permitted - 30/11/2004.

4.0 Planning Policy 4.1 The site lies within the settlement boundary for Ballasalla in a 'Predominantly Residential' area as shown on Map 4, "Ballasalla" in the Area Plan for the South 2013.

4.2 The site is not in a Flood Risk Area or Conservation Area and none of the buildings on site are Registered.

4.3 As such, the following parts of the Strategic Plan are relevant:

General Policy 2: "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:

(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;

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(g) does not affect adversely the amenity of local residents or the character of the locality".

4.4 Environment Policy 22 (in part):

Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: (iii) vibration, odour, noise or light pollution;

5.0 REPRESENTATIONS 5.1 Malew Commissioners comments (8/8/24): "The Commissioners discussed the above planning applications at their meeting held on 7th August 2024 and resolved that they have concerns with the proposal as the development appears to be right up to the boundary of the property which will make construction and future maintenance difficult"

5.2 Highways Services (2/8/24) advised as follows: "Highway Services HDC has no interest (NHI) in: 24/00850/B.

5.4 At the report drafting stage (27/8/24), no letters of objection or other third party representations had been received.

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are:

(i) Visual impact of the proposed development; (GP2 b, c) (ii) The impact upon the amenities (overlooking, loss of light; over bearing impact, (privacy and visual amenity) of the neighbouring properties. (GP2 (g,)

Visual impact 6.2 The proposed works involve the addition of a single storey rear extension erection of a single storey extension to the rear of the property extending outward by approx. 3.5m deep x 8.71m wide x 2.5m to the eaves and 4.05m high to the ridge of its proposed hipped/pitched roof and the replacement of the existing flat roof over the garage attached to the SE side of the dwelling.

6.3 In terms of the rear extension, this would be sited on the boundary with the neighbouring dwelling at No. 83 Hawthorne Grove, which as noted in the site description, has its driveway separating it from the SE side of the application dwelling and has blank side walls except for a side entrance into the dwelling served by an obscure glazed door. The extension would be added to the rear of the dwelling and would be screened from the street of Hawthorne Grove by the existing dwelling and garage. Only the hipped/pitched roof of the new extension would be visible from the street, and this would be set back view owing to the garage being sited in front of the extension. The flat garage roof would involve a one for one replacement and there would be a net no change in visual impact arsing form this part of the development. There would be no public views of the rear of the dwelling owing to it being sited next to an area of amenity land adjoining the railway lying between the dwelling and railway, and wooden close boarded fencing on the boundary with this land. Overall, it is considered that the design of these alterations would result in minor changes to the appearance of the existing dwelling, and their scale, proportions and visual impact, are acceptable. There would be a minimal visual change in the appearance of the dwelling as a result. In terms of visual impact, the proposed alterations and extension would accord with the provisions of Policy (GP2 b and c) in the Adopted Isle of Man Strategic Plan 2016.

Neighbouring amenity 6.4 The comments received from Malew Commissioners in respect of future maintenance of the extension to the dwelling are noted. Whilst the proposal would involve the erection of the new extension close to the common boundary between the two properties, the submitted plans

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indicate that it would not overhang the neighbours' property, and the presence of a blank wall on the side facing the neighbour would obviate the requirement for any boundary fence. Once built, the applicants could ask the neighbour for permission to carry out maintenance to the side elevation of the extension by coming onto their property. They would need to do this in any event should they wish to maintain the existing flat-roofed garage which abuts the common boundary between the two properties.

6.5 The extension would be to the north-east of the side of No. 83, which has its side door serving the dwelling in this otherwise blank elevation. The proposed extension and re-roofing of the garage would not give rise to any additional impacts in respect of overlooking/loss of privacy/ or being overbearing in respect of the residential the amenities currently enjoyed by the occupants of this adjoining dwelling.

6.6 There would be no other changes to the south, north-east (front), and north-west (side) facing elevations, and no impacts on any other neighbours amenities over and above those already occurring would arise.

6.7 Overall, it is considered that the proposed extension to provide additional living accommodation, and the re-roofing of the existing flat roof over the garage would respect the residential amenities of occupants of any neighbouring or nearby properties are acceptable and accord with the provisions of Policy GP2 g; and, ENV22iii) in the Adopted Isle of Man Strategic Plan 2016.

Vehicle parking and highway safety 6.7 It is noted that the proposal will result in the retention of the existing garage. It is considered that sufficient parking spaces would remain on site for vehicle parking and the proposals would not give rise to additional on-street parking in the vicinity of the site. DoI Highways has expressed no highway interest in the proposals. It is considered that in respect of parking provision, the proposals are acceptable and accord with the provisions of Policies T4 and T7 in the Isle of Man Strategic Plan 2016.

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and would comply with the principles of General Policy 2, Environmental Policy 22 of the Isle of Man Strategic Plan 2016, and 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.

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

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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.

Recommendation - Grant planning permission subject to conditions __

I can confirm that this decision has been made by the Acting Head of Development Management 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 : 29.08.2024

Determining officer

Signed : A MORGAN Abigail Morgan

Acting Head of Development Management

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