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15/00228/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00228/B Applicant : Mr Ben Hardy & Miss Sophie Cowley Proposal : Alterations, replacement of existing garage door with a window, erection of a garage extension and porch to dwelling Site Address : 26 Ballaterson Fields Ballaugh Isle Of Man IM7 5AW
Case Officer : Mr Edmond Riley Photo Taken : 18.03.2015 Site Visit : 18.03.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the curtilage of 26 Ballaterson Fields, which is a detached, L- shaped bungalow of apparently 1970s origin sited on the southeastern edge of the cul-de-sac and at the eastern side of Ballaugh.
2.0 THE PROPOSAL
2.1 Planning approval is sought for the erection of an extension to provide a large single garage to replace the existing large single garage (at the time the bungalow was built, the garage was probably intended as a double bay unit but the dimensions of 5.4m by 5.0m would not meet current standards). The existing garage is proposed to be converted into a significantly enlarged kitchen. A utility room is also present in the existing garage, and this would be transferred to the rear of the new garage. The existing garage door would be inserted into the new garage, while the aperture left behind would be replaced with a window. To the rear, an existing door/window would be replaced with bi-folding doors comprising five glazing panels.
2.2 Also proposed is the slight raising of the roofline of the lower part of the bungalow to bring the roofline across the dwelling into uniformity. This would enable some additional living accommodation within the roofspace, although the majority of that accommodation would be within the area beneath the higher part of the dwelling.
2.3 A new flat-roofed porch measuring 4.00m by 1.26m would be located to the front of the dwelling in the 'crook' of the L-shaped footprint.
2.4 The new walling and rooftiles would match the existing dwelling in terms of finish, style and colour.
2.5 Also shown are six rooflights, but these are of a quantity, size and position to benefit from permitted development rights. Similarly proposed is the enlargement of the existing driveway to replace garden land, although this would not be accompanied by an enlarged highway access, which, given the positioning of this part of the garden relative to the highway, would be impossible.
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15/00228/B
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3.0 PLANNING HISTORY
3.1 The site has not been the subject of any planning applications considered to be of material relevance to the determination of the current application. Ballaterson Fields has not been the subject of any planning applications since 2006.
3.2 Both the dwellings to the rear of the application site, on Glebe Aalin, have been modestly extended to the rear (i.e. towards the application site) in recent times.
4.0 PLANNING POLICY
4.1 The application site lies within an area zoned as Predominantly Residential under the Isle of Man Development Plan 1982.
4.2 General Policy 2 of the Strategic Plan requires that development proposals in accordance with the zoning will be permitted provided they are appropriate in terms of design, scale, form and highway safety, and also has no unduly harmful impacts on the living conditions of neighbouring properties.
5.0 REPRESENTATIONS
5.1 Highway Services offered no objection to the application on 24.03.2015.
5.2 Ballaugh Parish Commissioners offered no objection to the application on 26.03.2015.
6.0 ASSESSMENT
6.1 There are a number of changes proposed that collectively comprise quite a significant re-modelling of 26 Ballaterson Fields. However, these are in general considered to be appropriate in the context of form and design of the existing dwelling. The slight raising of the roof pitch would not alter the overall impression of the dwelling. The new porch, although flat-roofed, is fairly modest and will not be harmful to the dwelling overall.
6.2 The new garage would increase the width, and thus visual impression, of a dwelling that does not exhibit any especial architectural merit. However, it is in many ways characterised by a flat frontage and the enlargement of this would not harmfully affect the form of the dwelling itself.
6.3 The proposed new doors to the rear would likely result in a design uplift to the rear elevation and is therefore welcomed.
6.4 Overall, then, there is no objection to the proposed alterations in respect of the impact on public amenity.
6.5 However, the issue regarding impact on living conditions is less straightforward to assess. The alterations to the rear and front are not considered to be materially harmful to any neighbouring dwelling: the concern relates to the proposed garage. Initial impressions that the garage extension proposed would not affect the neighbouring dwelling (Thornton Lodge, 25 Ballaterson Fields) were not accurate. The extension would come to within 4.2m of Thornton Lodge and, given the positioning of the two dwellings, the front elevation of no.26 would be on the same line as the side elevation of no.25. There would, therefore, be a closer relationship between the two dwellings than is already the case.
6.6 However, from the site visit it was evident that the relationship between the two dwellings would not be unduly harmful. The submitted plans and photographs of the site give
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the impression of the dwellings being rather small and closely-connected such that a bringing closer of the dwellings would result in a harmful impact. However, the dwellings are far greater in scale than might appear the case in the first instance such that a degree of extension could be achieved assuming it was acceptable in all other matters.
6.7 It was not possible to gain entry to Thornton Lodge or to discern what rooms the two windows nearest the application site serve. However, having viewed the application site from the part of that dwelling closest to the application site, it was judged that the separation distance between the two dwellings would be sufficient to retain satisfactory living conditions for the occupants of Thornton Lodge. The dwelling's front garden area is bigger than might be expected to be the case from viewing the plans, and the presence of semi-mature trees and hedging plants provides a good degree of separation between the two dwellings.
6.8 Even were this vegetation removed at some point in the future, it is considered that the separation between the two dwellings would remain sufficient to, on balance, ensure the protection of satisfactory living conditions for Thornton Lodge. It is therefore considered that an objection on grounds of the proposal's impact on the living conditions of Thornton Lodge could not be sustained.
7.0 RECOMMENDATION
7.1 In view of the above, it is considered that planning approval should be issued.
8.0 INTERESTED PERSON 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: 01.04.2015
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.
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This approval relates to the following plans, date-stamped as having been received 27th February 2015: 14/01LOC, 14/01E, 14/01P, 14/02E, 14/02P and 14/03P.
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 : 02.04.2015 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
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