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Application No.: 24/91172/B Applicant: Mr John Quaye Proposal: Landscaping works and construction of garden walls and terrace; replacement of window with upvc door to access terrace. Site Address: The Bungalow Baldrine Hill Baldrine Isle Of Man IM4 6DS Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.11.2024 _________________________________________________________________
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 proposal is considered that the proposals would have no adverse impact on the character of the house and the area and neighbouring amenities. It is considered to comply with the General Policy 2 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information; This approval relates to the documents, location plan, and drawing no. 1715.1, 1715.2, 1715.3, which have been received on 13th October 2024.
_________________________________________________________________ Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Garff Commissioners - No objection DoI Highway Services - No objection
It is recommended that the owners/occupiers of the following properties should NOT be given the Right to Appeal because:
Manx Wildlife Trust (7-8 Market Street, Peel) - Objection identifies land that is owned or occupied by the objector that would be impacted on, but such land is not within 20 metres of the site (and no Environmental Impact Assessment is required) (A10(2)(b)
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The site is the Bungalow, Baldrine Hill, Baldrine, a detached house located on the west of Main Road. The road slopes downward towards the north and the site slopes upward towards the west. The site is a winding driveway leading to the house. - 1.2 The house consists of a hipped-roof main house, a flat roof extension at the northwest corner, a hipped-roof extension to the southeast and a pitched-roof hallway connecting the main house and the extension. The southeast extension has two floors. Its ground floor is a garage at the same level as the driveway. - 1.3 The rear garden is higher than the ground level of the main house. The raised ground is approx. 1m from the house.
2.0 THE PROPOSAL - 2.1 The proposed are the erection of a terrace in front of the house, the creation of a decking area at the rear of the house, and the installation of pillars beside the driveway. The proposal also includes levelling off the rear garden for the creation of a decking, and the erection of a retaining wall at the rear of the house and along the driveway. - 2.2 The terrace is the same height as the top of the garage. There are glass balustrades, masonry steps and pillars. A window on the southeast extension is replaced with a door leading to the terrace. - 2.3 The rear garden will be excavated for approx. 3.4m further from the main house and 0.8m further from the northwest extension. A retaining wall of approx. 2.1m high is built around the new excavation and fences of approx. 1m on the top of the remaining rear garden.
2.3 Retaining wall of approx. 0.6m is erected along the west side of the driveway and the front boundary of the site. Along with three masonry pillars of approx. 1.5m high. - 3.0 PLANNING HISTORY
3.1 There is no previous application considered materially relevant to this application. - 4.0 PLANNING POLICY Site Specific
4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East. Strategic Policy
4.2 The Isle of Man Strategic Plan 2016 has the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) PPS and NPD
4.4 There is no planning policy statement or national policy directive considered materially relevant to this application. - 5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance
5.1 The Residential Design Guide (July 2021) has the following policies that are considered materially relevant to the assessment of this current planning application:
6.1 Garff Commissioners has no objection to this application (11.11.2024).
6.2 DoI Highway Services states there is no highway interest in this application (24.10.2024). - 6.3 Manx Wildlife Trust has written in (25.10.2024) requesting the glass balustrades to be treated to mitigate the increasing possibility of a bird strike.
7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area, the amenities of the neighbours and on parking.
Design of the House Itself
7.2 The proposed front terrace fits in with the existing building and is considered to have no negative impact on the design of the house. - 7.3 The rear decking is considered to have no impact on the design of the house. Character and Streetscene - 7.4 The proposed front terrace, front and driveway boundary wall and pillars are visible to the public but it is not considered to harm the character and the streetscene of the area. - 7.5 The proposed rear decking is not readily visible to the public so it is considered to have no additional impact on the character and streetscene of the area. Neighbouring Amenities - 7.6 There is no new vantage point created by the front terrace compared to the existing front garden so it is considered that there is no additional overlooking impact.
8.1 Overall, it is considered that the proposals would have no adverse impact on the character of the house and the area and neighbouring amenities. It is therefore considered to comply with the General Policy 2 of the Strategic Plan and the Residential Design Guide and is recommended for an approval. - 9.0 INTEREST PERSON STATUS
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
9.5 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 the Right to Appeal.
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: 20.11.2024 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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