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15/00215/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00215/B Applicant : Mr Kevin Perks Proposal : Alterations to roof to provide additional living accommodation to dwelling Site Address : Ballagorry Beg Glen Mona Ramsey Isle Of Man IM7 1HF
Case Officer : Mr Edmond Riley Photo Taken : 18.03.2015 Site Visit : 18.03.2015 Expected Decision Level : Planning Committee
Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE AGENT IS RELATED TO A DEPARTMENT OFFICER
1.0 THE SITE
1.1 The application site is the curtilage of Ballagorry Beg, Glen Mona, Maughold. The existing property is a detached two storey-dwelling of non-traditional form; to the southern side of the dwelling is an outbuilding, recently converted to additional living accommodation. To the southeast of the dwelling and within the application site is an existing detached bungalow ("Corley Holiday Cottage"), which is used for tourist accommodation. Beyond the site to the southeast and north are detached two-storey dwellings known as "Ballagorry" and "Thie Grianagh". Both of these dwellings are set lower than the application site, which is on land rising quite sharply up from east to west. The application site itself appears almost as a bungalow from the Ballagorry Drive highway, while it is perhaps surprisingly well-concealed from the main A2 highway that passes north-south to the east and from where Ballagorry Beg gains its highways access.
2.0 THE PROPOSAL
2.1 Full planning approval is sought for the erection of an additional storey onto Ballagorry Beg. This would take the form of a traditional roof structure but with half-height pitched dormers present in both the front and rear elevation: three in each. The existing single chimney stack would be replaced by two chimney stacks at either end of the dwelling. In addition to the six new windows to the front and rear elevation, enlarged window would be installed in each side elevation to replace existing, smaller lights. The works would be finished in a manner to match the existing dwelling: smooth render and slate tiles.
2.2 The existing height of the dwelling, from ground floor to ridge, is 4.5m - under the proposal, this would increase to 4.85m.
2.3 As originally submitted, the application proposed a mansard-style roof. Following a site visit, this was considered to be unduly out of keeping with the character of the area and two alternative revision were suggested to the agent - one being that now proposed, and the other being a full storey addition (that is, without the dormer windows). Following discussion
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with the agent, it was agreed that the approach with the dormer windows was more successful (that is, of more appropriate mass, form and detail, and also less intrusive) than both of the other two options, and it was therefore this proposal that was pursued. Owing to the nature of the proposal relative to its surroundings, and also the letter of objection that had been received from a local resident at that point, the application was re-advertised for a 21-day period with the amended plans.
3.0 PLANNING HISTORY
3.1 The site has been subject to several historic planning applications, the following being considered potentially material to the assessment of the current application:
o PA 36725 - Erection of a bungalow on the site of existing outbuilding - APPROVED
o PA 51672 - Change of use of the premises as research accommodation and associated office for the period ending 10th April 1981, by which date the temporary permitted use must cease - APPROVED
o PA 10/01878/C - Additional use of property for residential and holiday accommodation
o PA 11/00201/B - Conversion of barn to additional living accommodation and construction of link atrium to main dwelling (including regularisation of works already undertaken) - APPROVED
o PA 03/00238/B - Erection of sun lounge to replace existing porch and conversion of part of stone barn to additional living accommodation - APPROVED
4.0 DEVELOPMENT PLAN POLICIES
4.1 The application site is within an area zoned as "Predominantly Residential" identified on the 1982 Development Plan. As such, it is appropriate to consider the relevant points from General Policy 2 of the Isle of Man Strategic Plan: "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:
(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; (g) does not affect adversely the amenity of local residents or the character of the locality".
5.0 REPRESENTATIONS
5.1 Maughold Commissioners offered no objection to the proposals on both 12th April 2015 and 7th May 2015.
5.2 The owner / occupier of 16 Ballagorry Drive, Maughold objected to the proposal on 26th March 2015, commenting as follows:
"My house is located above Ballagorry Beg and looks down on this property, from the kitchen, bedrooms and garden. I am concerned that the alterations to the roof will be out of keeping with the other properties in the street. Concerned about the disruption and noise to my family and guests. Concern also with the rise in roof height, the potential impact upon the visual landscape of the countryside. I have photographs that I wish to attach and will send under separate cover."
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Following the re-advertisement of the application, they commented as follows:
"In my opinion the revised plans still have the intention of adding a further storey to this house and as such would clearly impinge on my outlook and privacy.
"As a suggestion could the roof line be kept as it is on this side of the house (facing mine) and the front part of the roof is altered which faces the sea?
"I had no objection to Mr Perks [the applicant] creating additional living accommodation from the two barns and adding an atrium, plus there is a separate bungalow for accommodation. I am at a loss as to why there needs to be a third storey to this house."
6.0 ASSESSMENT
6.1 The original proposal would very likely have attracted a fundamental objection since the proposed roofing arrangement would have been detrimentally harmful to the streetscene: mansard-style roofs are generally only successful where they form a small portion of the overall building form / mass, and again generally only where the building comprises a number of storeys. Neither circumstance could have been said to apply here and, although the site is perhaps surprisingly well-concealed from public views, this would not have made the design acceptable. Equally, of course, the fact that what is now proposed is considered to be an improvement over that original design is not an automatic reason to support it.
6.2 The policy guidance set out in General Policy 2 is clear that proposed alterations to dwellings must be appropriate in scale and form relative to both the dwelling itself and the context of its surroundings. Proposed development is also required not to adversely affect the amenity of local residents or the character of the locality.
6.3 The concern raised by the local resident is understandable. It should also not be ignored that the dwelling has been the subject of two previous (approved, and implemented) applications to increase its size such that there must be a concern that another enlargement might be difficult to accommodate. In the first instance, it must be noted that the submitted elevation drawings are somewhat misleading: at no point would the altered dwelling be able to be seen in this full aspect, and therefore the context of the site and its surroundings is important.
6.4 It must also be remembered that Ballagorry Beg is sat on a slope and does not directly face any of the dwellings that surround it: all the views into and out of the site are therefore oblique owing to the dwellings' orientations to one another.
6.5 Secondly, the surrounding dwellings are all sat a good distance from Ballagorry Beg: at the nearest point, Thie Grianagh is 16m away, Ballagorry 20m, 16 Ballagorry Drive 28m, and Mandhari (to the northwest) 32m. However, these are all nearest points and the oblique angles, good level of natural vegetation present, and height differences between the dwellings make these distances perhaps less of a concern than might automatically be assumed.
6.6 Thirdly, the height differences are notable. Although no section drawing has been provided, the site visit gave the impression that the dwellings higher up (no.16 and Mandhari) would be unlikely to feel any harmfully negative impact on their living conditions from the proposal. Moreover, those dwellings further down the slope, and nearer to Ballagorry Beg, are set at angles from the application site - and also benefit from natural screening - such that any impact on living conditions in those dwellings is considered to be within acceptable limits.
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6.7 While there would be additional mutual overlooking between the dwellings as a result of the raising of the dwelling's height, this would, again, be at oblique angles and could not be said to have an unduly harmful impact. Were the dwellings more directly overlooking one another, it is possible that a different conclusion would have been reached.
6.8 On the basis of the above, and having regard to the comments received from the owner / occupier of 16 Ballagorry Drive and part (g) of General Policy 2 of the Strategic Plan, it is considered that to object to the proposal in respect of its impact on neighbouring living conditions would be unsustainable. The extension proposed would not raise the height of the dwelling significantly, albeit there would be three new windows on the western elevation. However, the angles, height differences and distances between the application site and surrounding dwellings are all such as to consider that there would not be a sufficiently unduly harmful impact as to warrant an objection on this point.
6.9 Turning to the impact on public amenity, there are two positions from which an assessment should be made: one from the east and one from the west.
6.10 To the west, the dwelling sits significantly down from the highway - it is perhaps the case that the eaves line is level or just above the level of the road. There is also a fence and mature hedging lining this boundary. In this context, the raising of the roof height would not be out of keeping or unduly harmful with the streetscene. The dwellings here are large (indeed, the footprint of Ballagorry Beg is fairly average when including the converted outbuilding), of varying designs and sat in generous plots. There is no particular vernacular that any of the dwellings could be read 'against', and views of other dwellings around the application site are limited by the winding road and generous spacing between them.
6.11 To the east, views into the site are less apparent. Vehicle speeds will be higher here than a winding estate road and, given the trees and other houses in the area, views of the dwelling are only readily made when side-by-side with it. In this context, it appears to be a tall building surrounded by other tall buildings - all appearing taller by virtue of the slope they sit on. An additional storey will exacerbate this visual impression, but this is not considered to be an intrinsically negative exacerbation: the view from the east is characterised by such views and any additional height to the dwelling will be seen in this context, albeit only fleetingly and from a distance from the highway of 32m.
6.12 As such, it is considered that concerns regarding the effect on the streetscene, though understandable, are not sufficient on which to refuse the application.
7.0 RECOMMENDATION
7.1 For the above reasons the application is considered to be acceptable and is recommended for approval.
8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
(a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and
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(e) The local authority in whose district the land the subject of the application is situated.
8.2 In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
In this instance, it is recommended that the following persons have sufficient interest and should be awarded the status of an Interested Person in accordance with Government Circular 0046/13:
o The owner / occupier of 16 Ballagorry Drive, Maughold.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.05.2015
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. No development shall commence until there has been submitted to and approved in writing by the Department dimensioned drawings clearly showing the rear (west) elevation and in particular the existing and proposed window arrangement at the first floor of Ballagorry Beg; the development hereby approved shall not be implemented other than in accordance with these approved further details:
Reason: For the avoidance of doubt; the submitted plan showing this elevation (Nr 016A) is incorrect.
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The development hereby approved relates to the following plans, date-stamped as having been received 26th February 2015 and 7th April 2015: the Site Plan (scale 1:1250), the Location Plan (scale 1:2500), 001, 002, 003, 011, 012A, 013A, 014A, 015A, and 017A.
Plan 016A appears to incorrectly show the window arrangement at the first floor of the dwelling and therefore needs amending.
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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : ...PER... Committee Meeting Date:...18.05.2015
Signed :...E RILEY... Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph).
YES/NO
The Committee required a condition to correct the plans submitted
Copyright in submitted documents remains with their authors. Request removal