DEC Officer Report

Application No.: 23/01019/B Applicant: Brian Warton Proposal: Erection of front porch Site Address: 17 Glebe Aalin Ballaugh Isle Of Man IM7 5BW Planning Officer: Mr Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.12.2023

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. All external facing and/or roofing materials to be used shall match those of the existing dwelling, including the use of a 800mm high stone plinth along the entirety of the front elevation of the approved extension to match the existing dwelling. Reason: In the interests of the character and appearance of the site and surrounding area.

This application has been recommended for approval for the following reason.

The development is considered acceptable in terms of its design and impact on the streetscene without detriment to the amenities of surrounding residential properties, and as such comply with Strategic Policy 5, Spatial Policy 4, General Policy 2 and Environment Policy 42 of the Strategic Plan (2016).

Plans/Drawings/Information; This approval relates to drawings referenced; Site location plan Existing and proposed plans Existing site photographs Received 25.08.23

Amended proposed front elevation Received 16.11.23 _______________________________________________________________ Interested Person Status – Additional Persons None. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site relates to a detached bungalow and its associated curtilage within Glebe Aalin, Ballaugh. The site forms part of a residential estate dating from the early 2000s which comprises a mix of detached bungalows (northern straight of Glebe Aalin), two-storey dwellings (southern sections of the estate) and two-storey terraced dwellings (far southeastern portion of the estate).

2.0 THE PROPOSAL - 2.1 Planning permission is sought for the erection of a flat roofed front entrance porch directly in front of the existing front entrance/doorway. The new porch would comprise dimensions of 2.48m in width and 2.2m in depth, with the front elevation to be flush with the front building line of the existing gabled front projection of the property. A single new window is proposed on the front elevation with the doorway to be located on the side (eastern) elevation. The porch would comprise a total height of 2.4m and extend up to the eaves of the property. - 2.2 The amended plans submitted note that the proposed porch would be finished in painted render with a 800mm high stone plinth to match the existing dwelling, with a 1.7m high window in the front elevation which would be non-opening and fitted with obscure glass. Rainwater goods would match the existing, and the proposals would utilise a fibreglass roof.

- 3.0 PLANNING HISTORY

3.1 02/02385/B - Erection of conservatory to rear elevation - Permitted - 4.0 PLANNING POLICY

4.1 The application site is located within the named settlement of Ballaugh as identified in the Strategic Plan (2016). The application site is within an area recognised as being within predominantly residential use under the IOM Development Plan Order 1982. The site is not within a Conservation Area.

4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;

Strategic Policy

• 2 Priority for new development to identified towns and villages
• 3 To respect the character of our towns and villages 5 Design and visual impact Spatial Policy
• 4 Development in remaining villages

General Policy 2b,c,g General Development Considerations

Environment Policy 42 Designed to respect the character and identity of the locality

4.5 Residential Design Guide (2021) This document 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 properties and sustainable methods of construction. - 5.0 REPRESENTATIONS

5.1 Ballaugh Parish Commissioners - No response received at the time of writing.

5.2 Highways Services - No highways interest. (01.09.23) 5.3 Manx Utilities Authority - No response received at the time of writing. 6.0 ASSESSMENT 6.1 The site falls within an area zoned for 'predominantly residential' purposes within a defined settlement, whereby the principle of residential extensions are acceptable, subject to design and residential amenity considerations. The proposals represent a modest front extension to the existing property, which would not appear overdominant or unduly prominent in the context of the immediate streetscene.

6.2 Likewise, the proposals would occupy a minimal footprint in the context of the existing dwelling whilst utilising matching materials, including the introduction of a stone plinth as per the existing. No concerns are raised with respect to residential amenity impact given the nature, scale and location of the proposed front porch. Given the above, the proposals are considered to be acceptable from a design and visual impact perspective, in compliance with General Policy 2 of the Strategic Plan. - 7.0 CONCLUSION

7.1 The development is considered acceptable in terms of its design and impact on the streetscene without detriment to the amenities of surrounding residential properties, and as such comply with Strategic Policy 5, Spatial Policy 4, General Policy 2 and Environment Policy 42 of the Strategic Plan (2016). The application is therefore 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:

• (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: 06.12.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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