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Application No.: 23/01129/B Applicant: Mr Richard Flowers Proposal: Erection of a sunroom Site Address: 6 Ballakilley Lane Ballakilley Port St Mary Isle Of Man IM9 5NP Acting Head of Development Management: Miss Abigail Morgan Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.01.2024
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.
It is considered that the planning application is an acceptable form of development and would not harm the use and enjoyment of neighbouring properties and would comply with the principles of General Policy 2 and the principles of the Residential Design Guide.
Plans/Drawings/Information; This approval relates to the following drawings all received on 04.10.2023; Site Location and Site Plan 2023-051-101 Existing Floor Plans, Elevations and Photographs 2023-051-103 Proposed Floor and Roof Plan 2023-051-104 Proposed Section and Elevations 2023-051-105
Additional Persons None
1.0 THE SITE - 1.1 The application site is the residential curtilage of 6 Ballakilley Lane, Port St Mary which is a dormer styled detached property on the corner of the internal access Road (Ballakilley Lane) and Carnane Lane, as part of the Ballakilley Estate. - 1.2 The boundary treatment to the side is a fence and hedge.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a rear single storey extension, 6m x 5m x 3.6m to the ridge. The materials are to painted white render and concrete interlocking tiles to match the host dwelling. - 2.2 Windows are proposed in the end (rear) and the north east elevation with patio doors facing into the garden (north east elevation).
3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South (2013) as Proposed Residential and there is an accompanying Development Brief in the Written Statement which guides the development of the overall area. - 3.2 The site is not in a Flood Risk Area or Conservation Area and none of the buildings or trees on site is Registered. - 3.3 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:
3.4 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." Design - 3.5 Strategic Policy 3 and Environment Policy 42 both focus on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping. - 3.6 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island." Guidance - 3.7 The Residential Design Guide (July 2021) provides guidance on the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
3.8 RDG 4.6 Rear Extensions set out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection) and location. - 3.9 RDG Chapter 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself. - 3.10 RDG Chapter 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy
4.0 PLANNING HISTORY - 4.1 None relevant.
5.0 REPRESENTATIONS - 5.1 Arbory and Rushen Commissioners support application (01/11/23) - 5.2 Highways Services - no highways interest (13/10/23)
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 Visual impact The principle of a extending at the rear elevation at single storey level is an acceptable form of development for increasing the floor. The proposal is be considered proportionate to the rear elevation and designed to serve that specific purpose for a habitable extension. When finished to match the rear elevation, it will ensure the built form is in keeping with the character and appearance of the dwelling house. Due to the position of the dwelling and the proposed extension it would be visible from the surrounding properties and roads, however it would not be considered an incongruous feature within a residential estate. As a dormer building there are already a number of varying roof pitches on the host properties and while this would add another it is not considered to so detrimental to warrant a refusal. - 6.3 Neighbouring amenity The level and scale of development proposed here, especially being single storey are considered to be relatively modest and not judged to cause harm to the enjoyment of those adjoining properties or considered to harm their neighbouring amenity. - 6.4 When considering whether there would be any loss of light or overshadowing from the built form of the extension, given the single story nature it would not be considered to have an overbearing effect. It is noted we have not received any objections or comments from the adjoining neighbours or the local authority. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).
7.0 CONCLUSION - 7.1 For the above reasons, it is concluded that the planning application is an acceptable form of development and would not harm the use and enjoyment of neighbouring properties and would comply with the principles of General Policy 2 and the principles of the Residential Design Guide.
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
I can confirm that this decision has been made by a Principal Planner 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.
Decision Made : Permitted Date: 09.01.2024 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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