Planning Officer Report

Officer's Report

Application No.:	12/00044/B
Applicant:	Nuala Soon
Proposal:	Replace existing garage door with a window and erection of a first floor extension
Site Address:	26 Ballanoa Meadow Santon Isle Of Man IM4 1HQ
Case Officer:	Miss Melissa McKnight
Photo Taken:
Site Visit:
Expected Decision Level:	Officer Delegation

The Application Site

1. The application site is the residential curtilage of 26 Ballanoa Meadows, a two storey semi-detached property in the middle on the northern side of the last cul-de-sac of Ballanoa Meadows in Newtown, Santon. The application site is accessed from a side road east off the A5 Douglas to Castletown road.

1. The existing dwelling is finished in brick work to the bottom of the elevations and porch area. The remaining dwelling is finished in a smooth white render with a slate pitched roof. The existing dwelling has PVC side hung windows throughout.

1. The dwelling has an attached garage to the east elevation with an area of hardstanding at the front of the dwelling providing parking provisions for three vehicles. 26 Ballanoa Meadows has a private garden to the rear of the elevation bounding by low level wooden fencing. The west elevation adjoins No. 28 Ballanoa Meadows.

The Proposal

1. Proposed is an extension to the existing dwelling to convert the existing garage to additional living accommodation and erect a first floor extension above the garage. The proposed extension is to accommodate a utility room and lounge extension to the ground floor and the creation of an additional bedroom and bathroom to the first floor extending Bedroom 1 to an ensuite.

1. The existing single storey garage measures an approximate 2.92 x 5.65 metres with an approximate height of 4.5 metres. The new proposed extension will measure approximately 2.92 x 8.94 metres which brings the fronting of the existing garage in line with the front elevation of the dwelling. The proposed extension would have a height of approximately 8.9 metres.

Planning History

1. The application site has not been the subject of one previous planning application that is considered specifically material to the assessment of this current planning application:

PA 07/01345/B: Alterations and extension to dwelling to provide additional living accommodation. Proposed was an upward extension of the existing garage on the side elevation of the property. The new accommodation was the creation of two new bedrooms. The extension proposed took the ridge of the side annex to the full height of the existing dwelling and brought the garage to the front of the house. This previous planning application was permitted.

1. No. 24 Ballanoa Meadows has been the subject of one previous planning application that is considered specifically material to the assessment of this current planning application:

PA 10/01845/B: Alterations and extension to dwelling. This planning application comprised an extension above the existing garage. This previous planning application was permitted.

1. No. 2 Ballanoa Meadows has been the subject of one previous planning application that is considered specifically material to the assessment of this planning application:

PA 11/01679/B: Erection of a conservatory and a two storey extension to dwelling. This previous planning application was permitted.

Planning Policy

1. In terms of local plan policy, the application site is predominately residential and an area of high landscape and scenic significance under the Isle of Man 1982 development order plan.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that 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 states: "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 of the surrounding area in general"

Representations

1. The Highways Division have no objections to the planning application.

Assessment

1. There are three main issues to consider in the assessment of this planning application. These are 1) The impact of the proposed development on the local residents 2) The impact of the extension on the existing property and 3) The impact of the application on the surrounding area and highway safety.

1. It is considered that the proposed extension would have a neutral impact on the amenities of the local residents of Ballanoa Meadows. The proposed additional storey would not encourage overlooking given that no windows have been proposed to the side elevation extension. Two new windows are proposed to the front and rear first floor elevations which would overlook the adjacent properties to front and rear properties. However it is considered that the private amenity of local residents would not be harmed as the existing dwelling has two existing windows installed to the front and rear elevations that currently overlook the existing properties of Ballanoa Meadows.

1. It is judged that the proposed alterations and extensions would not cause any undue impacts on the existing dwelling as the proposed extension would match the design and style of the existing dwelling. The proposed extension will follow suit of the existing dwelling and have the bottom face brickwork to match the bordering that is existing. The remaining extension will be finished in smooth sand and cement rendered and painted white to also match the existing. The roof pitch is to be finished in grey slate as that of the existing dwelling with a pitch of approximately 35° again as is the existing. The guttering is to be finished in black UPVC fixed to white UPVC facia which matches the existing of 26 Ballanoa Meadows. It is deemed that the proposed alterations and extensions respects the existing dwelling in terms of siting, layout, scale, form, design and landscaping of buildings and thus does not warrant any reasons for refusal.

1. In regards to the surrounding area it is considered that the conversion of the existing garage and extension above it would not have a detrimental impact on the surrounding area given that the extension would match the existing dwellings and not appear out of place. Even though Ballanoa Meadows have a similar uniform design, the properties are built at different heights and it is therefore considered that the extension would not have a harmful affect on the street scene. It should be noted that No. 24 and No.2 Ballanoa Meadows have had a similar planning applications permitted.

1. With the conversion of a garage into additional living accommodation it results in loss of an additional parking space. Given that the driveway is substantial to accommodate parking provisions for two vehicles it is considered that the safety of the highway is not compromised and there would not be parking on the highway. Overall it is concluded that the planning application is in accordance with the provisions of General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be permitted.

Party Status

1. The local authority is, Santon Parish Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

1. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 17.02.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 for the replacement of existing garage door with a window and erection of a first floor extension relates to drawing numbers 101 and 102 date stamped 13th January 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : Approved 29/2/12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed: _________________________ Jennifer Chance Development Control Manager