10 June 2014 · Delegated
The Coach House, Ballagawne Road, Ballabeg, Castletown, Isle Of Man, IM9 4lf
The application sought permission for alterations and a first floor extension to the Coach House, a former coach house converted to an independent dwelling on the corner of Ballagawne Road and the A7 highway in Ballabeg. The building retains many original features alongside more modern additions, including an attached garage and a more recent garage closer to the A7. The key planning issue was the visual impact of the proposed changes on the character of the Coach House itself and on the general streetscene. There are no neighbouring dwellings immediately adjacent that would be affected. The officer concluded that while the extension adds to the overall massing of the building group, it would improve the proportions of the garage relative to the main house and visually tie the two together, without adversely affecting the character or appearance of the property.
The proposal was approved because the first floor extension and new dormers were considered to improve the relationship between the garage and the main dwelling rather than harm it. No adverse effect on the character of the property or the streetscene was identified, and no neighbouring amenity concerns arose.
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: b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan.
Strategic Plan policy
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; (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. 6.3 Development outside of areas zoned for development
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
