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Application No.: 10/00167/B Applicant: Malcolm \& Anna Cowin Proposal: Alterations and extension to dwelling Site Address: Ballacubbon Close Ballabeg Castletown Isle Of Man IM9 4HR ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Arbory Parish Commissioners Notes: No comments Consultee : Drainage Division Notes: no objection subject to the following conditions:-
The site represents the curtilage of an existing dwelling situated at the entrance to Ballacubbon Close, to the north east of the village of Ballabeg. The property faces north west and has its side gable facing towards the Ronague Road (B42). The property is a semi-detached dwelling which has traditional proportions and a single parking space alongside and a side garden stretching towards Ronague Road.
The site lies within an area designated on The Arbory and East Rushen Local Plan and The draft Southern Area Plan which was published on 23rd October, 2009 as Residential.
Planning permission was granted for the estate as a whole under PA 97/0071 and since then, no planning applications have been submitted in respect of this site.
Proposed is an extension to the property to provide a kitchen at ground floor level and a bedroom above - four bedrooms in total including one small bedroom. The extension will follow the form of the existing but will be lower by 1 m and will be set back from the front elevation by 5.8 m and from the rear elevation by 0.7 m . The windows will be slightly smaller than those in the main front elevation and higher than the existing ground floor front windows.
The existing front driveway will be extended to provide two spaces side by side.
Arbory Parish Commissioners and Department of Transport Highways and Traffic Division indicate that they do not object to the application
Department of Transport Drainage Division request a condition requiring that no surface water is discharged to the main foul sewer. The application is not specific although there is surface water drainage shown on the plans. A condition under these circumstances would be appropriate.
The policy in the local plan which states "Within those areas designated and developed for residential purposes, the Department will not generally oppose the principle of alterations and extensions of existing dwellings. Each application will however be judged on its own merits in the light of the appearance of the finished building and its impact on the surrounding area" is similar in implication to General Policy 2 of the Strategic Plan which 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 space 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 adverse 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; I) 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."
In this case the proposal makes increased provision for car parking such that parking, access and egress will be easier and more convenient. The form and massing of the extension is sympathetic to that of the main house and the rest of the estate and the extension is set back from the Ronague Road and the estate road so there will be no adverse impact on the character of the estate.
As such the proposal is considered to be acceptable. PARTY STATUS
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommendation Recommended Decision: Permitted Date of Recommendation: 16.03.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the alterations and extension and alterations to the driveway all as shown in drawings HLK/10/0134/1, HLK/10/134/2, HLK/10/134/4 and HLK/10/134/5 all received on 12th February, 2010.
Prior to the occupation of the approved extension the driveway must be extended as shown in drawing HLK/10/1344.
There must be no discharge of surface water to the main foul sewer.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted
Date : ................................................................................................................................................................................
Signed : ................................................................................................................................................................................
Senior Planning Officer
16 March 2010 10/00167/B Page 3 of 3
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