Officer Report

Application No.: 14/00937/B Applicant: Mr & Mrs Richard Hardman Proposal: Alterations and erection of extensions to dwelling, erection of detached garage with storage above, extension of existing driveway and creation of a turning bay Site Address: Blue Bell Cottage Station Road Ballaugh Isle Of Man IM7 5AE Case Officer : Miss Melissa McKnight Photo Taken: 17.09.2014 Site Visit: 17.09.2014 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Bluebell Cottage, a tall two storey dwelling sited on the western side of the A10 Station Road in Ballaugh. - 1.2 The dwelling is set within a large elongated plot between the rear of Faaie Craine and Rowan Avenue. To the north/north west of the application site is a public footpath which was previously the railway line.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for a number of alterations, the erection of a two storey and single storey extension, the erection of a two storey detached garage and the installation of a section of new driveway and creation of a turning area. - 2.2 It is proposed to demolish the existing two storey utility and sitting room extension and re-build a two storey extension to create a lounge at ground floor and bedroom at first floor. The two storey extension would have a length of 6.3 metres, width of 5.5 metres and ridge height of 7.3 metres. There would be a new chimney stack and flue on the northwest elevation. The south east elevation would comprise a three pane window at ground and first floor. The south west elevation would comprise a three pane window at first floor and patio doors at ground floor. Attached to part of the south west elevation would be a single storey white UPVC framed double glazed conservatory. - 2.3 The conservatory would have a length of 4.5 metres and width of 3.6 metres. The conservatory would have a pitched roof with a ridge height of approximately 3.5 metres. - 2.4 The new detached garage would be erected 0.7 metres off the north western boundary, which will be retained, and 17 metres from the main dwellinghouse. The garage would have a length of 9 metres and depth of just less than 6.9 metres. The garage would have a pitched roof with a ridge height of 6.5 metres. The garage would accommodate two parking spaces at ground floor level and a store room at first floor. The south east elevation (front) of the garage would have two dormers and there would be two roof lights in the rear

• roof slope. The north east elevation would comprise a window and door at ground floor level and a window at first floor. The south west elevation would have two windows at ground floor and one window at first floor.
• 2.5 The planning application also seeks approval to extend the existing driveway. It is proposed to add an additional 26 metres to the existing driveway and create a turning area. The driveway and turning area would be finished with concrete with a smooth trowelled finish.
• 2.6 There are a number of internal alterations proposed that do not require planning permission but may require building regulation approval.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of seven previous planning applications which were all granted planning approval and have been listed below:

PA 06/01619/B: Alterations and erection of a two storey extension to replace existing single storey lean to porch (Amendment to approved 05/01448/B).

PA 05/01448/B: Erection of a two storey extension to replace existing single, on south west elevation.

PA 95/00260/B: Erection of a polytunnel. PA 89/01598/B: Construction of non-boundary fence/pergola. PA 89/00488/B: Erection of a polytunnel. PA 85/00905/C: Use of premises for the growing and sale of horticultural products.

- 4.0 PLANNING POLICY

3.1 In terms of local plan policy, the application lies within an area zoned as Predominantly Residential under the Isle of Man 1982 Development Plan. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application:

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:

• a) is in accordance with the design brief in the Area Plan where there is such a brief;
• b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them;
• c) does not affect adversely the character of the surrounding landscape or townscape;
• d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• e) does not affect adversely public views of the sea;
• f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• g) does not affect adversely the amenity of local residents or the character of the locality;

• h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• i) does not have an adverse effect on road safety or traffic flows on the local highways;
• j) can be provided with all necessary services;
• k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• l) 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
• n) is designed having due regard to best practice in reducing energy consumption."

Paragraph 8.12.1 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

- 5.0 REPRESENTATIONS

5.1 Ballaugh Parish Commissioners have no objection to the planning application (29/08/2014). - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (01/09/2014).

- 6.0 ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this current planning application are the impact upon Nos. 1, 3 and 5 Faaie Craine and Nos. 1 and 2 Rowan Avenue and Rowan House, the impact of the development on the existing character and appearance of the main house and finally the impact of the development on the surrounding area. - 6.2 IMPACT UPON NEIGHBOURING RESEDENTIAL AMENITY

• 6.2.1 It is considered that the main affected properties are No. 1, 3 and 5 Faaie Craine which are sited to the north/north west of the site and Nos. 1 and 2 Rowan Avenue and Rowan House which are to the south/south west of the application site.
• 6.2.2 The north/north western boundary of the site is made up of dense hedging and tree planting. Between the application site and Faaie Craine is a public footpath which used to be a railway line. The roof of the existing two storey extension is partially visible through the boundary from the rear of Nos. 1, 3 and 5 Faaie Craine. As such, it is likely that the roof of the new extension would be visible in its entirety.
• 6.2.3 The two storey extension would be 9.5 metres from the rear boundary of Nos. 1 and 2 Faaie Craine and 26 metres from the rear boundary of No.5 Faaie Craine. Given the fact that just the roof would be visible, which slopes away from Nos. 1 and 2 Faaie Craine, and the distance of the proposal from No. 5 Faaie Craine, the development proposed is not considered to harm the existing residential amenity of Nos. 1, 3 and 5 Faaie Craine.
• 6.2.4 With regards to the erection of the two storey garage, it is considered that the most affected along Faaie Craine would be No. 5 Faaie Craine. Again, the north/north west boundary of the site provides significant screening and as such, any impact that may be imposed upon No. 5 Faaie Craine would be suitably limited. There would only be roof lights in

• the rear of the building so it is not envisaged that overlooking or loss of privacy would be an issue.
• 6.2.5 The extension and garage it its entirety would be visible from Nos. 1 and 3 Rowan Avenue as there is a gap in the south/south eastern boundary. Oblique views would be attainable from Rowan House. It is firstly felt necessary to assess the proposal with regards to privacy. The loss of the existing two storey outlet would omit a complete glazed first floor elevation. The installation of the three pane window on the south east elevation is considered a significant improvement over the existing situation particularly on the residential amenity of No. 1 and 3 Rowan Avenue.
• 6.2.6 In terms of outlook and the visual appearance of the development from Nos. 1 and 3 Rowan Avenue and Rowan House, whilst the extension would be slightly larger than the existing two storey outlet, the extension would be finished in materials to match the main dwellinghouse and would not be any closer to No. 1 and 3 Rowan Avenue than the existing two storey outlet. Nonetheless, the garage, conservatory and two storey extension are not unattractive and have been designed well and as a result the development is not considered to harm the amenity of the adjacent dwellings.

- 6.3 EXISTING CHARACTER AND APPEARANCE OF MAIN HOUSE

• 6.3.1 The main dwelling is grand in stature and does have some architectural merit with regards to its vernacular layout and proportions. It is therefore imperative that the proposed two storey and single storey extensions and other alterations do not harm and detract from the existing character and appearance of the dwelling.
• 6.3.2 The erection of a rear two storey extension has previously been accepted under PA 06/01619/B. The two storey extension and conservatory proposed under this scheme, whilst larger than the existing rear outlet is not judged to upset the existing character of the dwelling. The extensions are judged to respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around. The application site is positioned in a large plot and as such the extensions proposed not result in the loss of a great amount of garden space. The proposed extensions are considered to be of a broadly sympathetic in scale, mass and form relative to the existing dwelling.
• 6.3.3 In terms of the visual appearance of the garage, the garage is designed to a high standard and the overall appearance of the garage is pleasantly pleasing. As previously mentioned, the site is set in a large plot and the garage would not result in the loss of a large amount of garden space. Further south west of the garage location is a large garden area comprising two polytunnels with further garden area beyond these.
• 6.3.4 With regards to the use of the garage, the garage is large than a standard garage and it cannot be guaranteed in the future that the proposed detached garage would not become a separate living unit. From ones perspective the proposed detached garage may appear tantamount to a new dwelling. It needs to be remembered that planning permission runs with the land and the building will remain long after the current owners cease to have an interest in the property. The long term use of the building must be a consideration in the determination of the application. Further to this point, if in time the building is used independently from Bluebell Cottage, then this independent use could become lawful, and could cause concern of the amenity which would result from having two independent dwellings in such proximity to each other.
• 6.3.5 However, the garage building shows two garage spaces at ground floor level with a store room above. The building does not show living areas nor has it been described as a selfcontained living unit or ancillary accommodation building. In this case the physical relationship of the garage to the main house, it's siting and its access and driveway arrangements, which

• run past the main house and the proposed unit, suggest that the two units are unlikely to be divided. Should the application be permitted, a condition will be added to ensure that the proposed detached garage remains ancillary to the main dwellinghouse and is used for purposes incidental to the main use of the main dwellinghouse as a single dwelling. This would prevent the building being occupied as a separate dwelling
• 6.3.6 Notwithstanding the above, the plot that Bluebell Cottage sits in is large and in an area zoned as predominantly residential under the relevant area plan so in principle residential development would be deemed acceptable; it would be the merits of the proposal that would be assessed.

- 6.4 IMAPCT UPON THE SURROUNDING AREA

6.4.1 There would be partial views of the development from Station Road and from the public footpath that runs to the north/north west of site. Views that would be gained would be through existing hedging and trees of the north/north west boundary so the development would not be visible in its entirety. The works proposed assist in renovating the dwelling and are judged to enhance the appearance of the dwelling as a whole and provide a dwelling that is appropriate in today's modern life living. What would be visible from Station Road and the public footpath would not be of a level, scale or appearance that would detract from the area or harm public amenity in general.

8.0 RECOMMENDATION - 8.1 Overall it is concluded that the proposed extension accords to the provisions set out in General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 and as such is recommended for approval.

9.0 PARTY STATUS - 9.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

24.09.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

• 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The detached garage may be used only in association with the main dwellinghouse 'Bluebell Cottage' and for purposes incidental to the main use of the main dwellinghouse as a single dwelling.

Reason: To safeguard the residential character and amenities of the main dwellinghouse and surrounding area.

N 1. For the avoidance of doubt, no approval is hereby granted to the siting of the garage directly on the north western boundary of the application site as shown on Drawing Nr SM14/346/7 REV A date stamped as received 6th November 2014.

This approval relates to Drawing No: SM14/346/3, SM14/346/5 and SM14/346/6 date stamped as received on 6th August 2014 and Drawing No.: SM14/346/4 Rev.: A date stamped as received on 30th October 2014 and Drawing No.: SM14/346/7 Rev.: A date stamped as received on 6th November 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 : 21st November 2014 Determining officer (delete as appropriate) Signed : Chris Balmer Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management