Planning Officer Report

Case Officer: Mr Chris Balmer Photo Taken: 15.10.2012 Site Visit: 15.10.2012 Expected Decision Level: Officer Delegation

Officer's Report

1.0 The Application Site

1.1 The application site is the residential curtilage of Thie Gless, Christeens Way, Ballakilloway, Colby which is a single storey semi-detached bungalow situated to the southern side of Christeens Way and west of Odins Way. To the rear of the application site is a neighbouring property Nr 19b Odins Way, which due to the topography the land, the application site is set above the ground level of Nr 19b.

2.0 Proposal

2.1 The application seeks approval for alterations, erection of extension and porch and widening of driveway and vehicular access. The main works are to the eastern elevation of the property with the demolition of the existing flat roofed double garage and replaced with a single storey extension which has a total length of 14.2 metres, a width of 6.2 metres and a ridge height of 4.7 metres which matches the existing ridge height of the property.

3.0 Department Policies

3.1 The application site is within an area recognised as being an area of "Predominantly Residential Use", under the Arbory and East Rushen Local Plan 1998 and the Modified Draft Area Plan for the South. The site is not within a Conservation Area (boarders conservation area); nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.

• Arbory and East Rushen Local Plan 1998
• Isle of Man Strategic Plan 20th June 2007
• Modified Draft Area Plan for the South

3.2 Due to the site being within a predominantly residential area and due to the proposed usage the following policies are relevant in the determination of the application:-

"General

Policy 2: 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;

Application No.:	12/01350/B
Applicant:	Mr Justin & Mrs Melissa Hawley
Proposal:	Alterations, erection of extension and porch and widening of driveway and vehicular access
Site Address:	Thie Gless
Christeens Way
Ballakilloway
Colby
Isle Of Man
IM9 4BG

• (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."

4.0 Planning History

4.1 There are no previous planning application which are considered relevant in the assessment and determination of this application.

5.0 Representations

5.1 Rushen Commissioners do not objection. 5.2 The Highways Division do not oppose.

6.0 Assessment

6.1 It is considered there a number of issues which need assessing when determining this application. These are:-

a) Visual impact upon character of the village and the street scene; and b) Potential impact upon neighbouring amenities;

Visual impact upon character of the village and the street scene

6.2 In terms of planning policy General Policy 2 paragraph b and c are the most relevant to consider. Paragraph b indicates that development will only be permitted if the proposal respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them. Paragraph c states that any development should not affect adversely the character of the surrounding landscape or townscape. 6.3 Given the height increase of the proposal and the increase in footprint over the existing flat double garage, the extension will increase the visual appearance of built development on this site. Whilst this is the case it is considered the proportion, form and design, of the extension would be a vast improvement over the existing which is not in keeping with the property given its flat roof design. Therefore the proposal is considered beneficial to the visual appearance of the existing property and street scene and comply with General Policy 2.

Potential impact upon neighbouring amenities

6.4 The property most likely to be affected by the proposal would be Nr 19b Odins Way which would be located 9.5 metres from the rear of the proposed extension. Generally the three main issues to consider in terms of potential impacts are loss of light, overbearing impact upon outlook and/or loss of light. In this case it is considered after visiting the

site/area and considering the plans the proposal would not have a significant impact upon neighbouring amenities to warrant a refusal. This is due to a number of reasons;

a) There are no windows within the northern elevation of Nr 19b Odins Way which could be overlooked; b) The amount of build development along the shared boundary with Nr 19b (blanked gable end wall of neighbouring dwelling and a garage block) screens any views into the rear garden of the neighbouring property from the extension; c) The distance the proposal would be from the neighbouring property; and d) The modest design, height and position of the extension in relation to the neighbouring dwelling, but also given the suns orientation (east to west) would result in the extension having no impact upon loss of light.

7.0 Recommendation

7.1 It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and for the reasons set out in this report, it is recommended that the application be approved.

8.0 Party Status

8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:

Rushen Commissioners

8.2 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status

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C 3.

The external finishes of the extension must match those of the existing building in all respects.

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 : 13/11/12

Determining officer (delete as appropriate)

Signed : C. Holme 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