54561

==== PAGE 1 ====

                                      21/00447/B                                     Page  1  of 4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00447/B Applicant : Mr John And Mrs Suzanne Collins Proposal : Erection of a replacement detached dwelling with integral garage and associated parking Site Address : The Bungalow Ballagawne Road Colby Isle Of Man IM9 4AX

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 10.06.2021 __

Conditions and Notes for Approval

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.

C 2. 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.

C 3. 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.

N 1. The applicant/agent is reminded to contact Department of Infrastructure in relation to the separate requirement for a S109(A) agreement.

This application has been recommended for approval for the following reason. Subject to two conditions relating to parking and access the proposal is considered to be within the bounds of acceptability so as to comply with General Policy 2 and the principles of the Residential Design Guidance 2019.

==== PAGE 2 ====

                                      21/00447/B                                     Page  2  of 4

Plans/Drawings/Information; This approval relates to drawing numbers 1898-01,1898-02,1898-03,1898-04,1898-05,1898-06, 1898-07 and design and access statement all date stamped and received 08/04/2021. __

Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:

DOI Flood Risk Management __

Officer’s Report

SITE 1.1 The application site is the curtilage of an existing detached bungalow and separate garage situated on the northern side of Ballagawne Road, Colby. The existing bungalow measures approx. 10m long x 7.7m with an overall ridge height of approx. 6m.

PROPOSAL 2.1 Proposed is the erection of a replacement dwelling.

2.2 The proposed dwelling is to be sited on a similar footprint as the existing and utilising the existing access into the site. The new dwelling is to be 2 storey measuring approx. 13m across the frontage and 10m wide, eaves of 5m and an overall ridge height of 8m. There is to be a slightly lower level attached double garage on the eastern gable.

2.3 The dwelling is to be finished with a hipped roof. A small peaked gable is proposed on the front elevation fitted with apex feature glazing. A single storey flat roof will run across part of the front elevation.

PLANNING HISTORY 3.1 The site has not been subject to any previous planning applications. Planning approval was given to the neighbouring semi-detached properties under PA 14/00190/B.

PLANNING POLICY 4.1 The site is designated as 'residential' on the Area Plan for the South 2013. The site is not within a conservation area nor is it recognised as being at any risk of flooding. In the assessment of the application consideration shall be given to paragraph 8.12.1 and General Policy 2 of the Strategic Plan 2016 along with the general principles set out in the Residential Design Guidance 2019.

4.2 Paragraph 8.12.1 - Extensions to Dwellings in built up areas or sites designated for residential use 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.

4.3 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:

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;

==== PAGE 3 ====

                                      21/00447/B                                     Page  3  of 4

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 watercourses; 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."

REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Rushen Commissioners - in support (25/05/2021).

5.2 Department of Infrastructure Highway Services - Do not oppose subject to conditions (30/04/2021) - 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. An advisory for a S109(A) Highway Agreement to apply too.

5.3 Department of Infrastructure Flood Risk Management - no interest (06/05/2021).

5.4 No comments received from neighbouring properties.

ASSESSMENT 6.1 The site is clustered around a densely populated corner junction where the prevalent character is formed by traditional dwellings or modern interpretations of traditional dwellings. The existing single storey dwelling comprises some features found in the surrounding area such as its red roof and chimney stacks but the dwelling is perhaps not strictly traditional and elements of its appears in a poor condition such as the rear flat roof extension. The houses along this side of the road sit at a level higher than the road, the proposed two storey dwelling will sit on a similar footprint to the existing utilising the existing access and driveway area to access the proposed garage. The proposed dwelling will be bigger than the existing in terms of its footprint and height and by its very nature will be more visually prominent in the streetscene but not so out of keeping given the extant mass of residential development in the immediate area. 6.2 The proposal is perhaps within the bounds of acceptability in respect of its amenity impact on the adjacent neighbours. The properties along here sit fairly close to each other side by side but with open aspect views to the front and rear. The proposed dwelling has an overall ridge height which steps between each of its neighbours. While there will be a notable change between the height of the existing dwelling and the proposed the lower level garage nearest 'Watlee' helps to minimise any significant overbearing impacts and the distance between the semi's to the west coupled with the open views to the front and rear help to limit such an adverse impact as to cause harm to general living conditions. The garage and driveway parking fulfil the two space requirement of the Strategic Plan by providing one within the garage and one on the driveway as such in addition to that condition suggested by highway requiring the parking and access to be

==== PAGE 4 ====

                                      21/00447/B                                     Page  4  of 4

provided in accordance with the drawings that a further condition be added to ensure the garage remains available for the parking at all times.

6.3 It's disappointing that little consideration has been given to the specific context of the site and the surrounding character of the area in the development of the scheme, as presented the design of the dwelling is a little uninspiring and perhaps could be referred to as 'anywhere' architecture. That being said, the site is designated for residential development and thus there is a general principle in support of such as outlined in paragraph 8.12.1 of the Strategic Plan, and the conclusions above indicate that the scheme is not so unacceptable as to warrant a refusal.

CONCLUSION 7.1 Subject to two conditions relating to parking and access the proposal is considered to be within the bounds of acceptability so as to comply with General Policy 2 and the principles of the Residential Design Guidance 2019 so as to allow support to be given.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __

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: 14.06.2021

Determining officer

Signed : J SINGLETON Jason Singleton Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.