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Case Officer: Miss Melissa McKnight Photo Taken: 09.05.2014 Site Visit: 09.05.2014 Expected Decision Level: Officer Delegation
1.1 The application site is the curtilage of Walton House, a large two storey detached dwelling located on the south eastern side of Bridge Road in Ballasalla.
1.2 The site comprises a two storey detached dwelling, a detached two storey building comprising ancillary accommodation and a single storey flat roofed garage. It is the ancillary accommodation building which is the subject of this planning application.
1.3 The site is only partially visible from Bridge Road given the extensive north western wall boundary which is made up of part walling with a height of 2.1 metres, part fencing with a height of just less than 1.2 metres and part vegetation with an overall height of 4.4 metres. The dwelling and roof of the ancillary accommodation is visible, the existing garage is not.
2.1 This current planning application seeks approval for the installation of patio doors and a Juliet balcony in replace of an existing window to the first floor front eastern elevation.
2.2 The doors would be UPVC double glazed. The Juliet balcony would project no more than 0.3 metres from the front elevation and would be constructed of imitation wrought iron.
2.3 Also proposed is the installation of a kitchenette at ground floor level and shower room at the first floor. It also proposed to move the internal stairs.
3.1 The application site has been the subject of nine previous planning applications which were all related to the main dwellinghouse and are not considered materially relevant to the assessment of this current planning application.
3.2 Recently, planning approval was granted for the construction of a pitched roof over the existing detached garage to provide additional storage space in 2014 under PA 14/00542/B.
| Application No.: | 14/01025/B |
| Applicant: | Chris Bateson |
| Proposal: | Installation of doors and Juliet balcony to replace existing first floor window of detached ancillary accommodation |
| Site Address: | Walton House |
| Bridge Road | |
| Ballasalla | |
| Isle Of Man | |
| IM9 3DA |
3.3 The application site is currently the subject of one planning application for the construction of a pitched roof extension over existing flat roof detached garage, construction of external access staircase and re-instatement of section of boundary wall under PA 14/01012/B which is currently pending decision.
4.1 In terms of local plan policy, the application site is within an area zoned as Predominantly Residential within a proposed Conservation Area under the Area Plan for the South 2013.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered materially relevant to the assessment of this current planning application:
"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:
"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
5.1 At the time of writing there have been no written representations made regarding the current planning application.
6.1 The fundamental issues to consider in the assessment of this current planning
application is whether the proposed alterations would be appropriate and would not detract from the existing appearance of the building, main house or locality.
6.2 Given the height of the north western boundary wall, the eastern elevation of the detached ancillary building is not visible in its entirety from the highway. The proposed alterations are deemed relatively minor and are not considered to have an adverse impact on the existing appearance of the building or detract from the locality. These works are considered to enhance the appearance of the building, but again would not be wholly visible from a public thoroughfare.
6.3 With regards to the internal alterations, which will be subject to Building Regulation Approval, should the planning application be granted planning approval a condition should be placed on the approval ensuring that the detached ancillary accommodation may be used only in association with the main dwellinghouse 'Walton House' and for purposes incidental to the main use of the main dwellinghouse as a single dwelling. For the avoidance of doubt, the detached ancillary accommodation must not be used as self-contained living accommodation. The reason for this condition is to ensure that the detached ancillary accommodation is not used as a separate living unit and sold off individually from the main house which could adversely affect the amenities of the main house in terms of inadequate open space for both and the sharing of the sole access.
7.1 For the reasons set out above the planning application is deemed acceptable and is concluded to accord with the provisions set out in General Policy 2 and Environment Policy 35 and as such is recommended for approval.
8.1 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.
Recommended Decision: Permitted
Date of Recommendation: 30.09.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 first floor of the detached garage shall not be used or occupied other than for ancillary accommodation associated with the main dwelling house "Walton House" and shall not be used as a separate dwelling.
Reason: To protect the existing residential amenity and enjoyment of Walton House and to prevent use of the premises as a permanent dwellinghouse.
This approval relates to
DRAWING No 01, 02 and 03 date stamped as received on 1st September 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 : 1/10/14
Determining officer (delete as appropriate)
Signed : _________________________ Chris Balmer Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sennifer Chance Head of Development Management
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