15 June 2021 · Delegated - Principal Planner Jason Singleton
The Bungalow, Ballagawne Road, Colby, Isle Of Man, IM9 4ax
The proposal involves replacing a single-storey bungalow (approx. 10m x 7.7m, 6m ridge height) in poor condition with a two-storey dwelling (13m frontage x 10m wide, 5m eaves, 8m ridge height) on a similar footprint, featuring a hipped roof, attached lower-level double garage, and white smooth walls.
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The officer assessed the proposal against General Policy 2 of the Strategic Plan 2016 and Residential Design Guidance 2019, concluding it was 'within the bounds of acceptability' due to the residentia…
General Policy 2
GP2 permits development in line with Area Plan zoning if it respects site/surroundings in scale, form, design; avoids adverse amenity, highway, or landscape impacts; and provides safe access/parking. The officer tested the larger two-storey replacement against criteria b, c, g, h, i, finding it compliant as it utilises existing access/footprint, steps in height to neighbours, provides garage/driveway parking, and fits residential character without significant harm.
Extensions to Dwellings in built up areas or sites designated for residential use
This presumes in favour of extensions/replacements in residential areas outside conservation if no adverse impact on adjacent properties or surroundings. The officer applied it to support the replacement despite increased scale, noting no significant overbearing or amenity harm due to separation, open views, and lower garage.
Time limit
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.
Vehicular access
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety.
Driveway and garage parking
The development hereby approved shall not be occupied or operated until the driveway and garage parking areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and manoeuvring of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking in the interests of highway safety.
in support
Do not oppose subject to conditions - no significant road safety or highway network efficiency issues
no interest
Arbory and Rushen Parish Commissioners supported the application; Highways raised no objection subject to a condition on access arrangements and noted visibility splay drawing issues; Flood Risk Management has no interest.
Key concern: visibility splays have been drawn incorrectly
Arbory and Rushen Parish Commissioners
SupportThe following applications were supported a) 21/00447/B The Bungalow Ballagawne Road. Erection of a replacement detached dwelling with integral garage and associated parking.
Highways Services Division
Conditional No ObjectionRecommendation: DNOC; Despite the visibility splays being drawn incorrectly, it appears as though an acceptable level of visibility could be achieved from the access due to the straight alignment of the highway. The proposal raises no significant road safety or highway network efficiency issues. Accordingly, highway Services raise no objection to the proposal subject to the condition for vehicular access arrangements to accord to drawing No. 1898-03.; The works to drop the kerbs to match the access will require a separate Section 109(A) Highway Agreement to be made post planning consent.
Conditions requested: vehicular access arrangements to accord to drawing No. 1898-03
Department of Infrastructure Flood Risk Management Division
No CommentNFRMI; No Flood Risk Management interest
