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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: Site Address: 14/00486/B Mr & Mrs Stephen Smith Erection of an extension to rear of dwelling 2 Clagh Wyllin Station Road Ballaugh Isle Of Man IM7 5EQ Case Officer: Photo Taken : Site Visit: Expected Decision Level : Mr Chris Balmer 06.05.2014 06.05.2014 Officer Delegation Officer's Report THE SUE The application site is the curtilage of 2 Clagh Wyllin, Station Road, Ballaugh which is part of a pair of semi-detached dormer bungalows located to the east of station Road and north of the Ballaugh Bridge. 1.0 1.1 THE PROPOSAL The application seeks approval for the erection of an extension to rear of dwelling, The proposal would have a rear projection of 3.9 metres, a width of 4.6 metres and a ridge height of 4.3 metres (eaves 2.6 metres). The external finishes would match that of the existing dwelling. 2.0 2.1 PLANNING HISTORY There are a number of previous planning applications for this site but none are considered relevant in the determination of this application. 3.0 3.1 4.0 DEVELOPMENT PLAN POUCIES The application site is in an area designated as "Predominantly Residential" identified 4.1 on the 1982 Development Plan. The site is not within a Conservation Area. 4.2 Due to the zoning of the site the following policy is relevant for consideration:- General Policy 2 states: "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: is in accordance with the design brief in the Area Plan where there is such a brief; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; does not affect adversely public views of the sea; incorporates where possible existing topography and landscape features, particularly trees and sod banks; does not affect adversely the amenity of local residents or the character of the locality; 4.3 (a) (b) (c) (d) (e) (0 (g) 14/00486/B Page 1 of 4 19 June 2014
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provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and (h) manoeuvring space; does not have an unacceptable effect on road safety or traffic flows on the local (i) highways; can be provided with all necessary services; does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and is designed having due regard to best practice in reducing energy consumption." 0) (k) (I) (n) 5.0 CONSULTATIONS 5.1 DOI Highways Services do not object. 5.2 Ballaugh Commissioners do not object The owner/occupier of 1 Chapel Close, Ballaugh has objected to the application which can be summarised as; due to proximity the proposal would have direct views into bedrooms; and concern with how close the stone wall this proposal will be. 5.3 6.0 ASSESSMENT 6.1 The principiJ^issues are whether the proposed works would adversely affect the visual amenities of the street scene and second, whether the proposal would impact upon neighbouring residential amenities (loss of light, overbearing impacts and/or overlooking). 6,2 The proposed extension would not significantly be apparent from Station Road, but would be immediately adjacent to Chapel Close which runs along the northern boundary of the site. However, the size, design and position would not significant affect the visual amenities of the street scene/s and therefore it is considered an appropriate form of development. Consequently, it is considered the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan. In relation to the potential impacts upon neighbouring amenities, there are considered two neighbouring properties which would be most affected by the scheme. Nr 1 Clagh Wyllin (other semi-detached bungalow located to the west of application dwelling) and Nr 1 Chapel Close which is to the north of the site approximately 11 to 12 metres from the proposed extension. 6.3 Regarding the potential impacts upon Nr 1 Qagh Wyllin, the main issue relates to the potential impact upon the adjacent lounge window which would be located 1.1 metres from the side elevation of the proposed rear extension. A useful guide when determining the impact (loss of light/overbearing impact) of a single storey extension upon a neighbouring property is to consider the 45 degree approach (this is not adopted policy of the planning authority, but is a generally established planning practice to determine the potential impact of the development). The purpose of this is to make sure that a development does not take away too much daylight. It is based upon the notion that it is reasonable to expect a certain level of light and unobstructed view from a habitable room window. In relation to singie storey development where the 45 degree line is drawn from the furthest point away from the closest ground floor habitable room window of neighbouring properties. If the extension lies within the 45 degree line then there is the potential for a significant amount of light to be blocked to that window. This scheme would falls outside the 45 degree line. Whilst the proposal will have an impact, as any development would, it is considered given the orientation of the sun (east to west), the size, height, position and design of the extension in relation to Nr 1 Clagh Wyllin the proposal would not result in such a significant impact as to warrant a 6.4 19 June 2014 14/00486/B Page 2 of 4
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refusal. It should be noted that views where sought from the occupants of Nr 1 Clagh Wyllin but no response was received. In relation to the potential impacts upon the occupants of Nr 1 Chapel Close, the main issue relates to potential overlooking from the rear lounge window into the windows within Nr
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C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to Drawings reference number SS/1/14 all received on 23rd April 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made: Permitted Date : Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Head of Development Management Signed :... Jennifer Chance 19 June 2014 14/00486/B Page 4 of 4
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