Officer Report

Application No.: 16/00466/B Applicant: Dr & Mrs John Currie Proposal: Alterations and erection of a two storey side extension to provide garage with living accommodation above Site Address: 33 Ballanoa Meadow Santon Isle Of Man IM4 1HQ Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling which sits within a relatively new housing estate which is located in Newtown - a collection of dwellings which sits between Douglas and Ballasalla. The settlement used to have a post office, public house and church but none remains. The most recent changes to the settlement have been the creation of a large scale equestrian facility on the eastern side of the road and more recently, the demolition of the Lancashire Hotel and its replacement with two new dwellings which are currently under construction. - 1.2 Ballanoa Meadow is an estate of 43 dwellings approved in the late 1999s. The property is a detached dwelling, unlike most of the other semi-detached dwellings in the estate, and sits on the corner with more garden space than most of the other properties round about. The dwelling has an attached single garage to the north east of the two storey house and all are finished in facing brick. There is a conservatory on the rear and a driveway in front of the garage which provides car parking for two vehicles. THE PROPOSAL

2.1 Proposed is the upward extension of the garage to provide an additional bedroom with en-suite bathroom and a forward extension of the existing garage to provide more internal garage space. The extension would be set back from the front elevation by 600mm and down from the main ridge by almost a metre. The driveway would be reduced to a little over 9m: the garage length will be increased from 5m to 7m. - 2.2 There will be a peak above the front first floor window and two rooflights in the rear pitch, one above the other. PLANNING POLICY

3.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as Proposed Residential. As such, the proposed extension should be considered in respect of the following parts of the Strategic Plan:

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."

PLANNING HISTORY

4.1 The estate was approved under PA 99/00590/B on appeal. Since then, this property has been subject to an extension of a porch (PA 11/00706/B). REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services indicate that they do not oppose the application (05.05.16). ASSESSMENT - 6.1 The issues here are whether the proposal will introduce any adverse impact on the living conditions of those in neighbouring dwellings or on the streetscene and whether there would be any adverse impact on car parking which would be detrimental to highway safety.

6.2 The extension will increase the height of the side annex by 2.5m but with no windows in the side elevation which faces number 32. Whilst the mass of this gable will increase, the outlook from this adjacent property is to the front and rear with no windows in the side of that property looking towards the application site. The extension is also slightly further forward than is the side extension to number 32, reducing this impact yet further. - 6.3 In visual terms, the extension will be set back and down from the main unit and as such will remain subordinate to the main core house and will sit comfortably in the streetscene. - 6.4 The proposal is considered to accord with General Policy 2 and is recommended for approval.

PARTY STATUS

7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, in this case Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 23.05.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawings 02 and 03 and 2016/10/01 all received on 21st April, 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 25.05.2016 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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