Officer Report

Application No.: 14/01012/B Applicant: Chris Bateson Proposal: 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 Site Address: Walton House Bridge Road Ballasalla Isle Of Man IM9 3DA Case Officer : Miss Melissa McKnight Photo Taken: 09.05.2014 Site Visit: 09.05.2014 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Walton House 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 flat roofed garage 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 that has a height of 2.1 metres and screens the majority of the garage, with only the upper section visible.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the installation of a pitched roof to the existing flat roofed garage to create a first floor storage area, the installation of an external staircase on the northern elevation and the erection of a section of boundary wall in replace of fencing. - 2.2 The existing garage has a height of just less than 3.6 metres. The proposed installation of the pitched roof and creation of a storage area would give the garage a height of just less than 5.4 metres. - 2.3 The pitched roof would be finished with Marley Eternit, Edgemere interlocking tiles with the new walls finished in a smooth render to match the existing garage walls and main dwellinghouse. There would be two roof lights installed on either roof slope that would measure just less than 0.6 x 0.6 metres. - 2.4 The external staircase would have a maximum height of just less than 3.2 metres, including railings, and would be constructed in masonry finished in render and painted to match the garage and main house. The railings would be green, powder coated ornate steel to match the balcony and Juliette balcony of the main house. The door would be wood-effect

• metal and painted green and would match the existing wood-effect metal door on the main dwelling.
• 2.5 The section of boundary fence has been removed and the construction of a section of boundary wall has been completed and matches the existing in all aspects.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of nine previous planning applications, one of which is considered materially relevant to the assessment of this current planning application and has been listed below:

PA 14/00542/B: Construction of a pitched roof over existing detached garage to provide additional storage space. This planning application was granted planning approval subject to the following 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The proposed first floor of the garage above the existing garage must be used only for domestic purposes incidental to the main dwellinghouse, Walton House. For the avoidance of doubt, the proposed first floor garage extension must not be used for self-contained living accommodation. Reason: To protect the existing residential amenity and enjoyment of Walton House.

4.0 PLANNING POLICY - 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:

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 spaces 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 unacceptable 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."

Environment Policy 35 states: "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."

5.0 REPRESENTATIONS - 5.1 Malew Parish Commissioners have no objection to the current planning application (05/09/2014).

NB: On receipt of amended plans Malew Parish Commissioners were contacted asking if they had any additional comments. In the time scale given no additional comments from Malew Parish Commissioners were received.

6.0 ASSESSMENT - 6.1 Given the level and nature of development proposed and the location of the application site it is imperative to consider the impacts of the proposal on the street scene of Bridge Road and the character and quality of the proposed Conservation Area. - 6.2 When a site visit was conducted to Walton House under PA 14/00542/B the existing garage was not visible in its entirety from Bridge Road given the height of the vegetation that formed part of the northern boundary. This vegetation has now been removed and as a result, 3.7 metres of the garage and store would be visible. Under PA 14/00542/B, it was envisaged that between 1.5 to 2 metres of the garage would have protruded above the existing vegetation. - 6.3 However the installation of a pitched roof in replace of the existing flat roof is judged to be a considerable improvement over the existing garage despite the increase in built development. As previously mentioned the application site is within a proposed Conservation Area where there has been identified in the area special architectural or historic interest and where the character of the area is found desirable to either preserve or enhance. As the pitched roof would be replacing an existing flat roof which is not looked favourably upon or considered to have any special architectural merit in this instance, the development proposed under this scheme is considered to enhance the character and appearance of the building as viewed within the street scene and in turn, the proposed Conservation Area. - 6.4 With regards to the proposed staircase, the railings proposed are tasteful and attractive and would be in keeping and sympathetic with the existing detailing of the balcony and Juliet balcony of the main house along with the proposed timber door that would be

• installed in the upper gable end of the store and as such is considered to enhance the overall appearance of the building.
• 6.5 All in all, the installation of a pitched roof and the external staircase is deemed acceptable and is considered to enhance the overall appearance of the building as viewed within the street scene and is not considered to have a harmful impact upon the proposed Conservation Area.
• 6.6 It is felt necessary, should the application be permitted, to add a condition to the approval to restrict the use of the proposed new first floor to ensure that the first floor is used for domestic purposes incidental to the main dwellinghouse, Walton House. This is to ensure the first floor cannot be used for self-contained living accommodation in order to protect the existing residential amenity and enjoyment of Walton House.
• 6.7 With regards to the re-instatement of the boundary wall, this part of the planning application is deemed unobjectionable as the section of boundary wall that has been erected, matched the existing northern boundary of the wall of the application site.

7.0 RECOMMENDATION - 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 of the Isle of Man Strategic Plan and as such is recommended for approval. 8.0 PARTY STATUS

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.

Recommendation Recommended Decision: Permitted Date of Recommendation:

21.01.2015

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 proposed first floor of the garage above the existing garage must be used only for domestic purposes incidental to the main dwellinghouse, Walton House. For the avoidance of doubt, the proposed first floor garage extension must not be used for self-contained living accommodation. Reason: To protect the existing residential amenity and enjoyment of Walton House.

This approval relates to DRAWING No 01 and 03 date stamped as received on 28th August 2014 and DRAWING No 02 REV 1 date stamped as received on 5th January 2015.

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 : 22.01.2015 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 Signed : Jennifer Chance Jennifer Chance Head of Development Management