**Document:** Officer Planning Report Recommendation **Application:** 10/01107/B — Alterations and extensions to dwelling house **Decision:** Permitted **Decision Date:** 2011-03-01 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/29-ballaugh-ballamoar-beg-dwelling/documents/1238293 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### Site The application site represents the curtilage of Ballamoar Beg, Main Road, Ballaugh, which is located on the southern side of the Main Road and on the edge of Ballaugh Village. #### Proposal The application seeks approval for the alterations and extensions to dwelling house. The proposal includes two extensions, one to each gable end of the property. Both are single storey extensions the eastern have a width of 4.8 metres, a depth of 4.5 metres and a height of 4.5 metres. The western extension would have width of 4.7 metres, a depth of 8.1 metres and a ridge height of 5.5 metres. #### Department Policies The application site is within an area recognised as being an area of "white land" not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. - Isle of Man Planning Scheme (Ramsey Local Plan) Order 1998 - Isle of Man Strategic Plan 20th June 2007 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:- ## "Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - (a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential." Housing Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public. ### Planning History There are no previous planning application which are considered relevant in the assessment and determination of this application. ### Representations Ballaugh Parish Commissioners:- "No objections thereto." Highway Division have no objection to the proposal:- "Has no traffic management, parking or road safety implications." The Water and Sewerage Authority make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. The owners/occupiers of Ballamoar House, Ballamoar Lane, Ballaugh, have made the following comments to the application which can be summarised as; land in the vicinity is owned by Ballamoar Farm Ltd, applicants are both directors and shareholders; and the site plan is not outlined in blue. ### Assessment The first issue to consider is Housing Policy 16 which indicates that the extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public. The proposal is a modern 1970's bungalow and therefore would fall under the above policy. Currently the site, albeit adjacent to the Main Road, is very well screened from public view given the substantial landscaping along the northern boundary of the site. Consequently, the existing dwelling and the proposed extension are/would be obscured from public view. Furthermore, the larger of the two extensions, to the eastern elevation would replace any existing flat roofed garage with a more appropriated and in keeping extension, which will certain improve the visual appearance of the property. Overall, given the existing landscape screening, but also as the proposal would improve the visual appearance of the property it is considered the proposal would comply with Housing Policy 16. The next issue relates to the impact upon the neighbouring residential amenities of 'Mountain View' to the east of the site and 'Holly Bank' to the west of the site. The extension to the eastern gable elevation, will potential impact upon 'Mountain View'. The roof design has been undertaken to help reduce any such impact, due to its hipped design. The extension would also run parallel with the neighbouring detached garage which will also help reduce the impact of the proposal. The extension at its closest to the neighbouring property would be 10 metres away. It is also noted that there is a 1.8 metre high hedgerow which runs along the eastern boundary. Regarding the impact upon 'Holly Bank', the main issue related to overlooking from the proposed western window within the sunroom extension. However, after visiting the site it was considered given the existing boundary landscaping and the distance and orientation between the extension and 'Holly Bank' these would prevent overlooking; therefore not adversely impacting upon the privacy of the neighbouring residents. Overall, it is judged the proposal would not have a significant impact upon the residential amenities for the reasons given. ## Recommendation For the reasons indicated it is considered the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007). It is recommended that the application be approved. ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:- Ballaugh Parish Commissioners The Water and Sewerage Authority It is considered that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:- The owners/occupiers of Ballamoar House, Ballamoar Lane, Ballaugh The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted ## Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
0 : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the alterations and extensions to dwelling house as proposed in the submitted documents and drawings AT 1064.1 and AT 1064.2 all received on 22nd July 2010. C 3. The external finishes of the extension must match those of the existing building in all respects. N 1. There must be No discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water \& Sewerage Authority, Drainage Division and the Sewerage Act 1999. N 2. It is noted that the surface water from the property is to be discharged via a soakaway. The use of soakaways are subject to Building Control approval and if this approval is not granted, the Drainage Division would not give permission for the discharge of surface water into the existing foul system and an alternative means of disposal would have to be sought. N 3. The applicant is requested to supply the Division a copy of any Building Control Application in relation to the surface water discharge from this development. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : Signed : Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/29-ballaugh-ballamoar-beg-dwelling/documents/1238293*