Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 24/91304/B Applicant: Mr & Mrs Ashley & Laura Egan Proposal: Two-storey extension of property to include new front porch, and conversion of garage to living space Site Address: 30 Ballanoa Meadow Santon Isle Of Man IM4 1HQ Planning Officer: Paul Visigah Photo Taken: 06.12.2024 Site Visit: 06.12.2024 Recommended Decision: Permitted Date of Recommendation: 20.12.2024 _________________________________________________________________

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. The proposed first floor window to be installed on the north elevation of the dwelling to serve the new ensuite, with views to the rear of Nos. 13 and 14 Ballanoa Meadow shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such.

Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.

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

The proposals are considered to be in accordance with General Policy 2, Strategic Policies 3(b) and 5, Environment Policy 42, and Transport Policy 7 of the Isle of Man Strategic Plan 2016, and the principles promoted by the Residential Design Guide 2021, in that no unacceptable visual, residential amenity or other impacts were identified.

Plans/Drawings/Information;

This decision relates to the documents and plans received 18 November 2024, and email correspondence from Agent regarding Installation of obscure glazing received 9 December 2024.

_________________________________________________________________ Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: o DoI - Highways Services - No objection

_________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of No. 30 Ballanoa Meadow which is an existing two storey detached dwelling situated within the Ballanoa Meadow, a relatively new housing estate in Newtown, Santon which was approved in 1999. The dwelling which is finished in facing brick on its external elevations has a single storey attached garage to the side (West) elevation that allows for two vehicle parking on site, with cars parked side by side in front of the house. The property is located towards the end of the second (south) cul-de-sac and on the north-eastern side of the turning circle.

1.3 The estate of Ballanoa Meadow is made up of 43 dwellings within two small cul-de-sacs, and the estate comprises a mix of detached, semi-detached and terraced dwellings. Recent planning approvals within the estate has also allowed a number of two storey side extensions that have served to further increase the variety of building design here. - 2.0 THE PROPOSAL

2.1 Planning approval is sought for a two-storey extension of the property to include new front porch, and conversion of garage to living space. This extension which would sit on the western elevation of the dwelling and over the position of the existing single storey garage would measure 9.7m long, project 1.3m further than the front elevation of the existing dwelling, and have a front elevation (on the ground floor that spans 5.4m. The two storey extension would be 7.5m tall from the ground level to the top of the roof ridge (5m to the eaves), while the single storey porch would be 3.3m tall from the ground level to where the lean-to roof meets the building, and 2.4m to the eaves. - 2.2 The two storey extension would have brick facing finish similar to the external finish of the existing dwelling, while the single storey porch would have rendered finish. The roof would match the existing roof finish on the dwelling. All new external doors and windows would be UPVC units. - 2.3 Also proposed within the scheme is the alteration of the site layout to allow for expansion of the access to enable tandem parking on two vehicles within the site. Each parking space is to measure 3.25m x 6m. - 2.4 Foul and surface water runoff would be discharged via existing systems. There would be no changes to the site levels and no trees would be removed to facilitate the development.

- 3.0 PLANNING POLICY

3.1 Site Specific:

• 3.1.1 The application site is within an area recognised as being within an area as 'Predominately Residential' on the Area Plan for the East (Map 11 'Newtown'). The site is not within a Conservation Area, or is identified as being at flood risk. There are no registered trees or groups of trees to be affected by the proposals.

3.2 National: STRATEGIC PLAN (2016)

• 1. General Policy 2 - 'Development Control' considerations.
• 2. Paragraph 8.12.1 - General presumption in favour of extensions to existing properties (excluding Conservation Areas or Registered Buildings).
• 3. Strategic Policy 1 - Efficient use of land and resources.

• 4. Strategic Policy 3 - Development to safeguard character of existing towns and villages.
• 5. Strategic Policy 5 - Design and visual impact.
• 6. Environment Policy 4 - protects biodiversity (including protected species and designated sites).
• 7. Environment Policy 22 - pollution.
• 8. Environment Policy 42 - character and need to adhere to local distinctiveness.
• 9. Transport Policy 7 and Appendix A.7.6 - Parking Provisions.
• 10. Community Policy 7 - Designing out criminal and anti-social behaviour
• 11. Community Policy 10 - Proper access for firefighting appliances
• 12. Community Policy 11 - Prevention for the outbreak and spread of fire.

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 The Residential Design Guide (July 2021) also contains guidance in Sections 2.0 on sustainable construction, Section 3.1 on Local Distinctiveness, 4.0 on Householder Extensions, while Section 7.0 deals with Impact on Neighbouring Properties.

4.2 IOM Biodiversity Strategy 2015 to 2025 seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary. Section 21 deals with Habitat loss actions through promoting a policy of 'no net loss' for semi-natural Manx habitats and species and to ensure that unavoidable loss is replaced or effectively compensated for. - 4.3 The Manual for Manx Roads (2021)

• 4.3.1 The Manual for Manx Roads sets out the minimum requirements for vehicular visibility splays from driveways. The guide for achieving the required visibility splays are clearly illustrated in Section B.3 of the Manual. Paragraphs 5.2.37 and 5.2.38 of the manual relates specifically to visibility along the street edge from driveways, while paragraphs 5.2.39 and
• 5.2.40 refer to obstacles to Visibility.

• 4.3.2 Additionally, Paragraph C.7.30 (Table C.2) provides guidance on driveway parking space, while Paragraphs C.7.34 and C.7.35 (Table C.3) provides guidance on garages.
• 5.0 PLANNING HISTORY

5.1 No planning applications have been submitted for this property since it was erected under 99/00590/B. - 5.2 Within the estate there has been a number of approvals granted on other properties for extensions above existing single storey annexes - 04/01707/B (Number 10), 05/00537/B (Number 11), 07/02150/B (Number 2), 11/01679/B (Number 2), 12/00044/B (Number 26), 13/91256/B (Number 39), 15/00217/B (Number 18), 16/00466/B (Number 33), 19/00350/B (Number 34), 21/00202/B (Number 36), and 23/00568/B (Number 29).

5.3 Whilst some of the two storey side extensions are set lower than the main roof ridge to create a visual break between the main dwelling and new extensions, many of the extensions are set at the same level with the existing dwelling such that they have considerably altered the appearance and form of the extended dwellings within the estate. Examples of the latter include PA's 07/01345/B, 12/00044/B, 13/91256/B, 22/00076/B, and 23/00568/B. - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

6.1 DOI Highways find the proposal to have no significant negative impact upon highway safety, network functionality and/or parking as there is enough off-street parking available with the construction of the extension (3 December 2024).

6.2 Santon commissioners have not commented at the time of writing, although they were consulted on 25 November 2024.

6.3 No comments have been received from neighbours. - 7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment of this planning application are:

• 1. Impact on the character of the site and immediate street scene;
• 2. Impact on neighbours; and
• 3. Impacts on parking and highway safety.

- 7.2 CHARACTER AND APPEARANCE (GP2, EP 42, STP 3 & STP 5)

• 7.2.1 In assessing the visual impacts of the proposed development, it is noted that the proposed design would be appropriate for the site and would mirror the design of the existing dwelling such as the front facing gable introduced to the left side on the front elevation, the windows set under the new gable to mirror the right side, as well as the wall and roof finish which would be retained on the new extension.

• 7.2.2 Whilst the proposal would not entirely comply with the guidance set out within the Residential Design Guidance due to its height which is not set lower than the main roof ridge (to create a visual break), the overall form, mass and design would provide a suitable extension to the property, such that the final scheme would not diminish the character of the site in its current context or its adjacent neighbours with the creation of a terracing effect.
• 7.2.3 In terms of impacts on the street scene, it is considered that several properties within the estate have already had two storey extensions to the side which are similar to that currently proposed, with the context of the street scene changed considerably from the original setting. However it should be noted that some of these were approved prior to the RDG and that each application is judged on its own merits. Given the location and setting of this property it is not considered that the proposal would not look out of place within its residential setting.
• 7.2.4 The proposed lean-to roofed front porch design and finish would also be in keeping with the character of the immediate street scene which showcases lean-to roofed enclosed front porches which contrasts with the general finish of the main dwellings such as the case with Nos. 26, 27, 34, 35, 39, 40, and 41. Besides, the front porch extension is modest in appearance and is an extension expected within a residential setting as such it is deemed acceptable.
• 7.2.5 It is also noted that the street scene comprises a mix of building designs, styles and property sizes which makes the proposed change fit with the existing street scene which is diverse in its current state. Overall, any impact on the character and appearance of the area and the site itself would be minimal and in accordance with General Policy 2, Strategic Policies 3(b) and 5 and Environment Policy 42.

- 7.3 IMPACT ON NEIGHBOURING AMENITY (GP2 & RDG 2021)

• 7.3.1 With regard to potential impacts on neighbours, the properties most likely to be impacted would be Nos. 13 and 14, given that the application dwelling sits south of these properties, and the two storey extension would sit less than 2m from the boundary. However, it is not considered that the proposal would result in such an impact on these properties sufficient to warrant refusal of the current proposal.
• 7.3.2 Firstly, even though the proposal would increase the height of the building on the elevation that directly adjoins the rear garden of these properties, it would not bring the development closer to these propose ties. Also, the orientation of the existing building on site in relation to these neighbouring properties and their garden is such that would diminish the

• potential for loss of daylight or overshadowing, especially to the private gardens, particularly as the shadows cast by the extension would be over the rear garden and side garden of the application site.
• 7.3.3 Overbearing impacts would also not be an issue with the current proposal as the angled sections of the lower section of the gable end which abuts these gardens would diminish the impacts of the raised roof when viewed from the neighbouring dwellings.
• 7.3.4 In terms of the potential overlooking concerns related to the installation of the new first floor window to the side elevation of the two storey extension, it is considered that this toilet window holds the potential to result in actual/perceived overlooking of the rear gardens of Nos.

13 and 14. However, the applicants have agreed to install and obscure glazed window to serve this part of the property, which would ensure that this concern is overcome. With regard to the first floor bedroom window at the rear, it is considered that this window will have views to the eastern end of the rear garden of No. 13. Notwithstanding, the estate is laid out such that it is not uncommon to have some levels of overlooking of rear gardens for the properties here, due to the predominance of two storey dwellings and the changes in topography between the properties on this side of the estate and those within Newtown to the east.

• 7.3.5 Given the above, the proposals are considered to be acceptable with respect to neighbouring amenity impact, in compliance with General Policy 2 (g) of the Strategic Plan, as well as the principles promoted by the Residential Design Guide 2021.

- 7.4 IMPACT ON PARKING AND HIGHWAY SAFETY (GP2 & TP7)

• 7.4.1 In terms of impacts on parking and highway safety, it is considered that the conversion of the existing garage will arguably result in the loss of a parking space for the dwelling. However, the dwelling will have access to two parking spaces within the curtilage which are within the stipulated on-site parking standards stipulated within the Manual for Manx Roads, and the Strategic Plan (See Appendix 7). It is also worth noting that the current garage is well below the manual for Manx Road guidance of 6m by 3m, being 5m x 2.65m internal dimensions. Hence the loss of the garage is not considered to be significant, particularly as two standard sized parking spaces would be created on site.
• 7.4.2 The alterations to the access are also considered acceptable in highway safety terms as they would allow safe entry and exit of vehicles from the site, when compared to the current access which is narrower and affords minimal room for two vehicles parked side by side. Besides, DOI Highways have indicated support for the scheme noting that the proposal does not raise significant road safety or network functionality issues. As such, it is considered that these element of the scheme complies with the requirements of General Policy 2 and Transport Policy 7 of the Strategic plan.

- 8.0 CONCLUSION

8.1 For the reasons set out above, the proposed development is deemed acceptable and it is concluded that the planning application accords with the provisions set out in General Policy 2, Paragraph 8.12.1, and Strategic Policies 3 (b) and 5, Environment Policy 42, and Transport Policy 7 of the Isle of Man Strategic Plan 2016, and as such is recommended for approval. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

9.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);

• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

I can confirm that this decision has been made by the Acting Head of Development Management 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 and/or rights to appeal.

Decision Made: Permitted Date: 23.12.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.