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Application No.: 23/01495/B Applicant: Mr Malcolm & Mrs Anna Cowin Proposal: Proposed single storey extension to side of existing dwelling Site Address: 21 Ballacubbon Close Ballabeg Castletown Isle Of Man IM9 4HR Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.03.2024
C : Conditions for approval N : Notes attached to conditions
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.
Reason: to ensure suitable mitigation for the loss of the tree in the interest of visual and ecological amenity.
This application has been recommended for approval for the following reason.
Subject to a condition securing a replacement tree, the proposed extension works are considered to have acceptable visual and amenity impact on the existing house and streetscene in line with General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016 and the loss of the pillar is not to harm general public amenity and not to significantly adversely harm the local streetscene.
Plans/Drawings/Information; This approval relates to the following:
and o Drawing No: 4A
Additional Persons None _____________________________________________________________________________ Officer’s Report SITE
1.1 The application relates to existing semi-detached dwelling 21 Ballacubbon Close, Ballabeg. PROPOSAL - 2.1 Proposed is the erection of a single storey side extension finished with a lean-to slate roof.
2.2 Also included within the application is the removal of a large stone pillar and wall within the site and the removal of one tree toward the rear side of the garden. The large pillar nearest the main estate road will be retained. HISTORY - 3.1 The most recent application at the site dates back to 2010 for the erection of a two storey side extension which was approved under PA 10/00176/B PLANNING POLICY - 4.1 The site lies within an area designated as residential on the Area Plan for the South
4.2 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment:
4.3 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant:
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Arbory Commissioners - in support (18/01/2024). - 5.2 Department of Infrastructure Highway Services - No highways Interest (05/01/2024). - 5.3 DEFA Forestry - no objection provided mitigation planting provided (05/03/2024). - 5.4 No comments received from neighbouring properties. - 5.5 Comments were also sought from the following people but nothing received as of 13/03/2024: o Manx Utilities
6.1 The dwelling sits within an estate of similar two storey dwellings some of which have attached garages/side extensions with large lean-to slate roofs on the side gable elevations. The application dwelling has already been extended with a two story extension on the side gable approved under PA 10/00167/B. The proposal now would see a further single storey extension added to the gable which would be finished with a large sloping lean-to roof similar to those lean-to roofs already visible in the immediate estate and thus having an overall inkeeping appearance with its surroundings. The siting of the dwelling at the main estate entrance, coupled with the single storey design of the extension and the relationship, distance and orientation of the property compared to the nearest neighbours means there is unlikely to be any overbearing or amenity impacts on the neighbours.
6.2 The pillar to be removed sits within the site and has overtime become less prominent from public view being engulfed by close proximity extension development and general hedging and vegetation, the other pillar which sits nearest the pavement is to be retained and this one is far more visually prominent and ties in with that pillar on the opposite side of the estate road defining the estate access way. Although clarification was sought to understand who in fact owned the pillars this was not forthcoming, however land ownership is not a planning matter and so assessment has been based on planning merits only, but the applicant should be aware that undertaking works on land not in their ownership could cause legal issues later down. So in terms of planning and on the basis that the pillar to be removed is less visually prominent and that the pillar closes to the road is to remain, that the proposal is not so harmful to public amenity as to warrant a refusal and its loss would not significantly adversely impact the overall character and appearance of the estate from public view. - 6.3 DEFA Forestry confirmed that the quality of the tree to be removed was low and that they had no objection provided that mitigation for its loss was provided by the planting of another tree in the garden. Amended plan from the agent received 06.03.2024 indicates a crab apple tree located in the rear garden a condition will secure its planting. No new comments were received from DEFA Forestry but given the tree proposed matches their requirements it did not seem necessary to delay the application any longer in order to receive these comments.
7.1 The proposed extension is considered by reason of its siting, size, design and material finish to have an acceptable visual and amenity impact on the existing property, streetscene and neighbouring properties in line with General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016 and the loss of the one pillar set back from the estate road which is not readily
visible from public view is considered visually acceptable and not to harm general public amenity. A condition will ensure the replanting of another tree within the site.
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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: 15.03.2024 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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