Loading document...
==== PAGE 1 ====
25/90176/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90176/B Applicant : Mr Neil Kelly Proposal : Replacement of porch to side elevation; raising flat roof level of garage and installation of bi-fold doors to front elevation Site Address : Sebakwe Ballafesson Road Port Erin Isle Of Man IM9 6BT
Planning Officer: Hamish Laird Photo Taken : 27.03.2025 Site Visit : 27.03.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.04.2025 __
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 planning application is acceptable. It would not harm the use and enjoyment of neighbouring properties and would comply with the principles of General Policy 2 b) c) and g) of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
The development shall be carried out in accordance with the following approved plans and details:
Drawing No: P.2376- PA/01 Site Location Map; Drawing No. PA/03 - Proposed Site Plan; Floor Plans; Elevations and Roof Plan;
__
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Department of Infrastructure Highways Services - No objection. Port Erin Commissioners - No objection. __
==== PAGE 2 ====
25/90176/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The site comprises a two storey, semi-detached dwelling of cream painted roughcast render, under a red coloured tiled roof (Redland 49's), with ground floor side porch on the south side. It is located on the corner of the junction of Ballafesson Road with Marashen Crescent (aka Corranvagher Aittin). The south side elevation faces out onto Marashen Crescent. The property is served by a flat-roofed single storey rear extension with single, flat- roofed garage attached to it. Access is derived from Marashen Crescent. A low wall comprising a mixture of Manx stone and concrete, with wooden, horizontal hit and miss boarding above, runs around the roadside and north side boundaries of the plot. It lies in a row of similar semi- detached dwellings on the western side Ballafesson Road, with a mix of dwelling types on the opposite side of the road. 2 semi-mature trees stand in the corner of the front garden close to the sites road junction boundary. The site is on level ground and lies in the settlement boundary for Port Erin.
2.0 THE APPLICATION 2.1 The full application proposes the demolition of the existing pitched roofed entrance porch and rebuilding with a flat-roofed entrance porch on a larger footprint; the raising of the flat roof level to the garage and the installation of a set of bi-fold doors measuring approx. 2.4m high x 2.4m wide to the ground floor front elevation serving the existing living room (bi- fold doors were previously approved in Planning Application - 16/00233/B).
2.2 The proposed replacement porch would measure approx. 5.2m wide x 1.7m deep x 3.26m high and would provide an entrance porch and a shower room. The porch would be accessed by a new ramp from Ballafesson Road providing a level access into the dwelling. The garage roof would be raised by approx. 650mm to a height of 2.625m. The extensions would be constructed in materials to match the dwelling.
3.0 SITE HISTORY 3.1 16/00233/B - Alterations and installation of bi-fold doors to replace existing bay window
4.0 Planning Policy 4.1 The site lies within the settlement boundary for Port Erin in a 'Predominantly Residential' area as shown on Map 7, "Port Erin/Port St Mary/Ballafesson" 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; (g) does not affect adversely the amenity of local residents or the character of the locality".
5.0 REPRESENTATIONS 5.1 Port Erin Commissioners - holding reply sent 3/3/25. Comments received (1/4/25): The Board advised that they resolved to support the proposal.
==== PAGE 3 ====
25/90176/B Page 3 of 4
5.3 Highways Services (3/3/25) advised as follows: "Highway Services HDC has no interest (NHI) in: 25/90176/B.
5.5 At the report drafting stage (17/4/25), 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 alterations mainly to the west facing elevation via the replacement of the existing pitch roofed, porch in matching materials containing one side window, and entrance door facing towards Ballafesson Road. It would be replaced by a flat- roofed entrance porch on a larger footprint and the raising of the level of the existing flat roof to the garage and the installation of a set of bi-fold doors in the ground floor front elevation serving the existing living room facing out onto Ballafesson Road. (It is noted that these have previously been approved by PA16/00233/B). The main difference would be the increased size of the porch, particularly its width and the introduction of a flat roof over it. Whilst the new porch would be in a prominent location of the side elevation of the dwelling, it would reflect the character and appearance of the existing flat-roofed ground floor rear extensions and flat- roofed garage. In visual terms given the small scale of the new porch and its reflection of the existing garage and rear flat-roofed extension, the new porch is considered to be acceptable.
6.3 The existing flat-roof over the garage would be raised by approx. 650mm. The garage would remain be set back from the road in its existing position and the increased roof height would be read in conjunction with the existing rear extension, which it would match. Both the porch and raised garage flat roof would both be constructed in materials to match the dwelling.
6.4 It is considered that the location of these works on the side and rear of the dwelling - both of which are either a replacement or improvement of existing similar attachments within an existing residential area - would result in a limited visual impact on the character of the dwelling, the site, and its surroundings area. These elements are considered to represent minor details alterations, and the addition of the replacement porch with its flat roof would, in visual terms, be acceptable. Overall, it is considered that their design, scale, proportions and visual impact of the porch and raised garage roof are acceptable. The introduction of the proposed bi-fold doors to the existing living room in the front elevation facing out onto Ballafesson Road have previously been approved, and again are considered to be acceptable on visual grounds. Overall, in terms of visual impact, the proposed alterations would accord with the provisions of Policy (GP2 b and c) in the Adopted Isle of Man Strategic Plan 2016.
Neighbouring amenity 6.5 The changes arising from the proposed development would not result in any adverse impact on neighbours' amenities. The addition of the porch on the roadside elevation, whilst visible, would not result in any increased overlooking, loss of light to or outlook from the dwellings the opposite side of Marashen Crescent. The increased height of the garage roof would not result in any adverse impact in terms of light to or outlook rom the ground floor side windows in the dwelling to the rear at No. 1 Marashen Crescent.
6.6 There would be no adverse impacts on neighbours' amenities arising from the insertion of the ground floor bi-fold doors in the front elevation of the dwelling. It is noted that no representations have been received from any occupants of neighbouring dwellings, and overall,
==== PAGE 4 ====
25/90176/B Page 4 of 4
it is considered that the proposed external alterations in respect of their impact on 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 not result in the loss of any existing on-site parking provision. 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 b) c) and g) of the Isle of Man Strategic Plan 2016, and is recommended for approval.
8.0 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; 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. __
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 : 23.04.2025
Determining Officer Signed : S BUTLER Stephen Butler
Head of Development Management Customer note - This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.
Copyright in submitted documents remains with their authors. Request removal