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Application No.: 22/00009/B Applicant: Miss Jennifer Connor Proposal: Replacement of existing rear rooflight with a dormer window and erection of a summer house to the rear Site Address: Squeen Lodge Station Road Ballaugh Isle Of Man IM7 5AH Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.07.2022
C : Conditions for approval N : Notes attached to conditions
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.
It is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 having no unacceptable adverse impacts upon private or public amenities.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 06.01.2022.
_______________________________________________________________ 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 these do relate to planning considerations:
Flood Management Division (DOI)
It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
The Squeen, Station Road, Ballaugh as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. _____________________________________________________________________________
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Squeen Lodge, Station Road, Ballaugh a single storey detached dwelling which has recently been modernised (did appear as a 1970/80's bungalow) appearance located on the western side of Station Road and south of the residential estate Squeen Meadow.
2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the replacement of existing rear rooflight with a dormer window and erection of a summer house to the rear.
3.1 The application site has not been the subject of any previous planning applications. - 4.0 PLANNING POLICY
4.1 In terms of local plan policy, the application site is within an area recognised as predominantly residential use under the IOM Development Plan Order 1982. The site is not within a Conservation Area. The dwelling and the western part of the site is within a High Flood Rask (River and Surface water),
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 4.3 General Policy 2 states: "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:
4.4 Residential Design Guide 2021.
5.1 Highway Services comment there are no highway implications (20.01.2022).
5.2 Agriculture and Lands Directorate (Forestry - DEFA) initially objected to the application due to concerns (03.05.2022) of; "1. The installation of a summer house next to mature trees is likely to cause future conflict due to shading and apprehension of failure/falling branches. 2. No information has been provided detailing how the retained trees will be protected during construction."
5.3 Ecosystem Policy Officer raise no ecology concerns, albeit advise Forestry may have comments to make (28.01,2022). - 5.4 Flood Risk Management initially sought a condition for a Flood Risk Assessment (17.01.2022). However, after discussions with the applicants, it was clarified that the Finished Floor Level of the summer house would be the same as the main dwelling (28.375m Douglas02) which is some 200mm above existing ground level. Floor Risk Management confirm they have no object. - 5.5 Owner/occupier of The Squeen, Station Road, Ballaugh objects to the application which can be summarised as (26.01.2022); ownership concerns and plans should be amended to show correct ownership; concerns of location of summerhouse to woodland trees within my boundary and therefore creating unnecessary extreme danger for residential use; No visible gullies on the site and concerns of storm water and overspill into Squeen land; Site areas is directly under power lines to Squeen; and regarding flooding I have seen flood water enabling from the occupation Road Bridge Runoff entering Squeen Lodge to the garage and east of it many times.
6.1 The key issues to considerer in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondary the potential impact upon neighbouring residents.
6.2 The proposed works extension to the rear elevation in terms of its proportion, form, scale and design are in keeping with the property and being located to the rear elevation would not be especially apparent public views.
6.3 The proposed flat roofed dormer are not features which the Department prefers to see. However, in this case the existing property has such feature to the front (west elevation) and the age of the property is generally regarded as being suitable for this style of dormer. In this case the dormer is of a size/scale in relation to the roof plane which it sits which is subordinate and would not result in dominating feature to the property and the street scene. The material used and window fenestration also ties in with the rest of the property which has clearly been modernised in recent times. - 6.4 Accordingly, the overall works are considered to be acceptable forms of development in this respect and comply with GP2. POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS - 6.5 The property most likely affected would be Cronk Breck Cottage to the east of the site, namely through potential overlooking by the new rear dormer window within the eastern elevation of the dwelling. The dormer window would serve a landing window at the top of the staircase. Visiting the site it was noted that a garage/outbuilding to the neighbouring property Cronk Breck Cottage would likely block the majority of views from the dormer to the rear of this property. Further. Mature landscaping is also in place along the boundary with these properties. Therefore given these factors and given the window would not provide views/outlook to a primary habitable room (i.e. lounge); it is not consider the potential impacts to be sufficient to warrant a refusal. Views to the properties to the north are also unlikely to cause a significant impact given the distance, orientation of these properties with the dormer and the mature landscaping along the northern boundary of the site. - 6.6 The summerhouse raise no concerns to neighbouring amenities. Potential Flood Risk - 6.7 The dwelling and the western part of the site is within a High Flood Rask area. As outlined within the representation section of this report the DOI Flood Risk Management have considered the application, namely the summerhouse and have raised no objection, subject to the condition that the summerhouse floor level be the same as the main dwelling (28.375m Douglas02). Accordingly, it is considered the application is acceptable. Potential impacts upon trees - 6.8 Concern's was raised of the potential impacts upon neighbouring trees (outside applicant's control) and that the proposed summerhouse could lead to pressure being had upon the Forestry Division in the future to remove the tree. Due to this the Forestry Division have registered the tree in question. With this protection in place the Agriculture and Lands Directorate (Forestry - DEFA) now have no objection to the application. - 6.9 It is also perhaps noting that a similar sized summerhouse (15sqm) could be constructed under Permitted Development. The proposal is approximately 22sqm.
7.1 Overall, it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 having no unacceptable adverse impacts upon private or public amenities. As such the planning application is recommended for approval. - 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:
8.2 The decision maker must determine:
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 : 12.07.2022 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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