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24/91428/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/91428/B Applicant : Mr Mark Wilson Proposal : Carport adjacent to existing garages Site Address : Crossag Farm House Crossag Road Ballasalla Isle Of Man IM9 3EF
Planning Officer: Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 28.01.2025 __
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 proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 30th December 2024; o Drawing No. 2005.01
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection Malew Parish Commissioners - No objection __
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24/91428/B Page 2 of 4
Officer’s Report
THE APPLICATION SITE 1.1 The application forms the residential curtilage of Cossag Farm House, Crossag House which is large property with outbuildings situated to the Eastern side of Crossag Road. The property has an existing double garage which is accessed via a rear driveway that encircles the property.
THE PROPOSAL 2.1 The current planning application seeks approval for the installation of a carport roof which is to match the existing garage with a hipped roof. All materials and appearance is to match the existing dwelling.
PLANNING HISTORY 3.1 There is one previous application which is relevant to the assessment of this application, PA21/01148/B which was for Alterations, erection of front porch and rear extensions, which was Permitted and included a flat roofed car port to the same area as the proposal within this application.
PLANNING POLICY 4.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the South, Map 4 - Ballasalla. The site isn't within a Conservation Area but the area in which the proposed car port is situated is within a surface water - medium likelihood area.
4.2 Given the nature of the site and the land designation, the most relevant Isle of Man Strategic Plan policies would be General Policy 2 which sets out the general standards towards acceptable development, also relevant is Environment Policy 10 which seeks that anywhere within a flood risk zone is accompanied by a Flood Risk Assessment.
4.3 The Residential Design Guidance (2021) is also relevant and 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 property.
4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summary;
5.2 Highway Services have considered the proposal and state "No Highways Interest." (07.01.25)
5.3 Malew Parish Commissioners have considered the application and state no objections. (10.01.25)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
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6.2 CHARACTER AND APPEARANCE 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2.2 When looking at the proposed works, due to the location of the property and the views available to the proposed roof from the main road, an extension of the already existing hipped roof would be more in keeping with the main dwelling and would have less of an impact upon the overall streetscene, than the previously approved flat roofed car port.
6.2.3 Overall from a character and appearance point of view the proposal is deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) of the Isle of Man Strategic Plan 2016.
6.3 NEIGHBOURING AMENITY 6.3.1 Turning towards neighbouring amenity, the closest neighbour is across the main road, as such they will not be impacted by the proposed works.
6.4 OTHER MATTERS 6.4.1 The proposed works are an extension to an already existing dwelling, 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 works will not increase water usage of the dwelling and therefore there are no new issues in this respect.
6.4.2 With regards to Environment Policy 10 and the need for a Flood Risk Assessment, whilst the area in question is situated within a Flood Risk area, the proposal is not increasing any living accommodation, nor altering any floor levels which could impact the existing situation. As such in this instance a Flood Risk Assessment is not required.
CONCLUSION 7.1 Overall the proposal is considered to be acceptable by not to result in any new or increased impact on visual amenity of the surrounding streetscene or neighbouring amenity and as such the proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 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).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 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.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
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o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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I can confirm that this decision has been made by the 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, and/or rights to appeal.
Decision Made : Permitted Date : 04.02.2025
Determining Officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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