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21/01052/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01052/B Applicant : Mr Andrew Crompton Proposal : Alterations, erection of ground floor extensions and creation of a first floor to dwelling Site Address : 7 Ballagale Avenue Surby Port Erin Isle Of Man IM9 6QJ
Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 26.01.2022 __
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.
This application has been recommended for approval for the following reason. The application would be seen to comply with General Policy 2 (b, c, and g) of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to drawings submitted on the 6th September 2021, referenced; Site plan Existing block site plan Proposed block site plan Existing and proposed Ground floor plans Existing and proposed First floor plans Existing and proposed front and rear elevations Existing and proposed left and right elevations __
Interested Person Status - Additional Persons
None
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21/01052/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 7 Ballagale Avenue, Surby, which is located on the south-western side of Ballafesson. The property occupies a corner plot and is characterised as a detached dormer bungalow with an attached flat roofed garage on the east elevation and a flat roof extension to the rear of the garage area. The whole of the property has now a contemporary finish.
1.2 The neighbouring dwelling house to the south is Glendale and to the north and east are the highway.
1.3 The character of the street scene is generally detached properties set back from the highway with landscaped lawns to the front and off road parking . The properties range from traditional bungalows with shallow pitched roofs or larger bungalows with steeply pitched roofs offering accommodation in the roof space evidenced with either dormer windows, velux roof lights or windows in the gable ends.
2.0 THE PROPOSAL 2.1 Proposed are a series of alterations to the property that are noted as;
o An attic conversion that see the removal of the existing roof and its supporting structure and the creation of a steeper pitched roof to provide increased headroom and clearance within the roof space to allow for two additional bedrooms and a shared bathroom. The ridge height would increase by approx. 1m in height.
o This new roof would feature a hipped dormer roof to the south elevation and a pitched roof facing the highway across the east-west elevation with glazing in the gables at first floor level.To the rear is a velux balcony roof light facing west towards the dwellinghouse; 'the brambles'.
o A flat roof infill extension between the house and garage (approx. 3.0m wide and 2.1m deep) to the east elevation facing the highway, and
o A flat roof side extension to extension to the north elevation (approx. 2.3m x 3.3m), essential infilling, to allow for a revised and larger kitchen layout.
2.2 This application is albeit identical to a former approval (see para 4.1) but proposes different window configurations and aperture sizes and introduces a pitched dormer to the side elevation. Essentially as this proposal in increasing the floor space at first floor level and at ground level adjacent to the garage, this materially alters the appearance and it could not be treated as a minor change application.
3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Area Plan for the South. The site is not within a conservation area or within an area identified as being at flood risk.
3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;
3.3 General Policy 2 (GP2) (in part) 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:
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(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;
3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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."
3.5 Residential Design Guidance provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.0 PLANNING HISTORY 4.1 19/00461/B - Alterations and erection of ground and first floor extension. Approved. This application essentially proposed the same methods of extending to the ground floor and within the roof space.
5.0 REPRESENTATIONS 5.1 Arbory Commissioners commented (23/09/21) with no objection. 5.2 Highways Services commented (22/09/21) with no objection.
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c) (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))
6.2 (i) Visual Impact The main aspect of the proposal is aimed at completely modernising the existing dwelling. The principle of an infill extensions at the front and side in a single storey level to match the existing flat roof garage and extensions are an acceptable form of development for increasing the floor area and can be achieved without the loss of too much amenity space for the dwellinghouse. The proposed attic conversion and increase in first floor accommodation would be increasing the built form but in terms of size and height and the general appearance but as formerly approved, it is considered proportionate to that of the surrounding properties.
6.3 When finished to match the existing it will ensure the built form is in keeping with the character and appearance of the dwelling house. When viewed from the highway the proposals would be read in accordance with the residential context of the property and surrounding street scene. On balance all these aspects of development proposed in this application development are deemed to be an acceptable forms of development that complies with those sections of General Policy 2(b) & (c) and the RDG 2019.
6.4 (ii) Neighbouring amenities The level and scale of development proposed here, especially being a resubmission of a former approval are again considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity, specifically those to the front, rear and sides. The inclusion of a velux window/balcony would not lead to any increased overlooking towards the brambles given the orientation and distance between the two built forms of properties.
6.5 When considering whether there would be any loss of light or overshadowing from the built form of the extension and accommodation at first floor level, given the nature of both of
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these, it would not be considered to have an overbearing effect. The immediate neighbours adjoining the site, would not be disadvantaged from any loss of light over and above the existing levels given the properties orientation. It is further noted we have not received any objections or comments from the adjoining neighbours and the local authority recommend approval. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).
7.0 CONCLUSION 7.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide.
8.0 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 the Head of Development Management 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 : 28.01.2022
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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