**Document:** Officer Planning Report Recommendation **Application:** 10/00164/B — Conversion of existing garage to provide additional living accommodation, erection of a detached garage and extension to driveway **Decision:** Permitted **Decision Date:** 2010-03-31 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/35884-ballaugh-squeen-meadow-conversion-extension/documents/1347962 --- # Officer Planning Report Recommendation **Application No.:** ** 10/00164/B ** **Applicant:** ** Mr David Oldfield ** **Proposal:** ** Conversion of existing garage to provide additional living accommodation, erection of a detached garage and extension to driveway ** **Site Address:** ** - 4 Squeen Meadow - Ballaugh - Isle Of Man - IM7 5BR ### Considerations **Case Officer:** Mr Gary Barr ** **Photo Taken:** ** 16.03.2010 ** **Site Visit:** ** 16.03.2010 ** **Expected Decision Level:** ** Senior Planning Officer ### Written Representations - **3 Squeen Meadow** Ballaugh Isle Of Man IM7 5BR | Interest expressed ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose **Consultee:** Ballaugh Parish Commissioners **Notes:** **Consultee:** Drainage Division **Notes:** No objection subject to the following condition:- **Consultee:** Manx Electricity Authority **Notes:** See note 1 and 2 ### Officer's Report ## **THE SITE** The application site represents the residential curtilage of 4 Squeen Meadow which is an existing detached dwelling situated at the northern boundary of Squeen Meadow which leads off Station Road in Ballaugh. The property sits in a modest plot and comprises a two storey pitched roof dwelling with adjoining garage. ## The Proposal The proposed planning application is seeking approval for the conversion of the existing double garage into additional living accommodation. The conversion would consist of installing matching windows, Manx stone plinth and render. The applicant is also seeking approval for the erection of a replacement detached double garage towards the northern corner of the application site. The hipped roof garage would measure 6900 mm and at a height of 4100 mm ; the finishes would match the existing dwellinghouse. The driveway would also be extended and would have matching paving. ### Planning Status The application site is within an area of "Proposed Residential Use" under the Isle of Man Development Plan, 1982. The area in question has since been developed and within the Isle of Man Strategic Plan 2007 there is a policy which is considered specifically material to the assessment of this current planning application - 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: - (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; - (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 water courses; - (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." Paragraph 8.12.1 - Extensions to Dwellings in built up areas or sites designated for residential use, is also considered relevant to this application; "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". ### Planning History This previous planning application should be considered in the assessment and determination of this application: PA 02/02085/B - Erection of conservatory to rear elevation - Permitted The Department of Transport Highways Division do not oppose the development. The Department of Transport Drainage Division has no objection subject that there must be no discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s). Manx Electricity Authority has commented with their standard reply notes for planning applications in regards to the proposed works located next to underground and overhead lines and the applicant must contact the Electricity Authority to discuss working practices around the cables and lines. The owner and / or occupier of 3 Squeen Meadow, Ballaugh has objected to the proposed development and their comments are summarised as follows: - Converting the existing garage to living accommodation will radically change the appearance of this property - The property would not be in-keeping / out of place - Replacement garage very close to their backyard - There is a concern that the proposed garage / workshop will create noise which will cause disturbance due to its close proximity - There must be alternative methods to provide additional living space which do not significantly alter the property ## Assessment Given the nature of the proposed development it is therefore appropriate to assess the impact it would have upon the application site, the neighbouring properties and the surrounding area in general. The proposed conversion (of the existing double garage) and the erected of the detached garage would follow the existing architecture of the dwelling, in terms of the matching pitch of the hipped roof to that on the existing dwelling, together with the use of matching materials throughout. This would emulate the existing appearance of the property and would ensure that the new built form would blend with the existing and would represent a continuation of the existing form and general design of the dwelling. There is some concern regarding the relatively small nature of the turning area at the forecourt of the proposed garage. Nevertheless the lack of objection from the Highways Division is taken as evidence that the proposal would be acceptable in terms of manoeuvrability and highway safety. In terms of the neighbouring properties, it is considered that 3 Squeen Meadow (to the east) would be the property most affected by the proposed development, due to its proximity. The proposed garage would be approximately 1800 mm (at its nearest point) and 2000 mm (at its furthest point) to the neighbouring property of 3 Squeen Meadow. This distance, together with its hipped roof design and siting to the northern boundary of the application site would reduce any overbearing impact and limit any overshadowing the garage may have on the neighbouring site. The applicant has stated that the proposed garage would not be a workshop and the concerns regarding noise from the potential activities is not judged to be sufficient to warrant a refusal of the application. As such, it is considered that the private and public residential amenity of the neighbouring properties would not be unduly affected by the proposed application and is acceptable in this instance. It is acknowledged that the alterations to the front elevation would change the appearance of the dwelling and such a design cannot be viewed in each of the neighbouring properties within Squeen Meadow (which was raised in an objector's submission). However, to refuse an application on the grounds that the development would not match the other dwellings within the cul-de-sac would be unjust. It is judged that the development would not introduce a detrimental feature to the dwelling and would not result in the adversely affecting the character of the street scene or the visual amenities if the locality. ## Recommendation For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: Ballaugh Parish Commissioners The Department of Transport Highways Division The Department of Transport Drainage Division The owner and / or occupier of 3 Squeen Meadow, Ballaugh Accordingly the following parties, that made representations, do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: Manx Electricity Authority ### Recommendation Recommended Decision: Permitted Date of Recommendation: 17.03.2010 ### Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
O : 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 submitted Drawings 001, 002, 003, 004 and the written response from the Highways Division all received on 9th February, 2010 and the Supporting Letter from the applicant dated 17th March, 2010. I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all 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/35884-ballaugh-squeen-meadow-conversion-extension/documents/1347962*