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Application No.: 15/00217/B Applicant: Mr David Ashbridge Proposal: Erection of a first floor extension over garage and extension to driveway Site Address: 18 Ballanoa Meadow Santon Isle of Man IM4 1HQ ## Case Officer : Mr Jason Singleton Photo Taken: 18.03.2015 Site Visit: 18.03.2015 Expected Decision Level: Officer Delegation
Officer’s Report APPLICATION SITE
1.1 The application site is the residential curtilage of a semi-detached dwelling located at Ballanoa Meadow in Santon. The property is two storey with parking to the front.
2.1 Proposed is a first floor extension directly above the existing garage to provide an additional bedroom with ensuite. The proposed roof line above the extension steeple chases to mirror that of the existing roof profile.
2.2 Included in the proposal is an increase in width of the driveway from 4.0m - 5.64m to accommodate 2 cars side by side. - 2.3 It has to be noted at the time of the site visit the increase in width of the driveway has already been completed.
3.1 The application site has not been the subject of any previous application that is considered specifically material to the assessment of this current planning application.
3.2 No.24 Ballanoa Meadows has been the subject of one previous planning application that is considered specifically material to the assessment of this application;
PA 10/01845/B; Alterations and extensions to dwelling. This application proposed an upward extension of the existing garage on the side of the property to provide a new bedroom and ensuite. The application was permitted.
3.3 No. 2 Ballanoa Meadows has been the subject of one previous planning application that is considered specificallt material to the assessment of this planning application;
PA 11/01679/B; Erection of a conservatory and two storey extension to the dwelling. This application proposed The application was permitted.
4.1 The site lies within an area designated as predominately residential under the Isle of Man Planning Scheme (Development Plan) Order 1982.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this application. - 4.3 General Policy 2 states; "Development which is in accordance with the land use zoning and proposals in the Area Plan and with other policies of this strategic plan will normally be permitted, provided that the development":
4.4 Paragraph 8.12.1 Extension to dwellings in built up areas or sites designated for residential use states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property of the surrounding area in general".
REPRESENTATIONS
5.1 None received as of 8/4/15.
6.1 The proposed development seeks approval for an upward extension directly above the existing garage to provide an additional bedroom with ensuite and widening the width of the driveway.
6.2 The widening of the driveway would provide sufficient onsite parking to accommodate two cars side by side. There is no dropped kerb required as the concrete kerbing to the estate is of a low profile. - 6.3 The proposed extension is considered to be an appropriate form of extending a dwelling without causing undue harm to the street scene. It respects the site and surroundings particularly given the scale and proportion of the design and the use of a lower ridge height and being set back from the building line. - 6.4 As noted on the drawings the proposed extension will be rendered finished, the roof tiles, the style and design of windows are all to match that of the existing dwelling. - 6.5 The proposed window reveals are located to the front and rear of the extension and intend to follow the same level as the existing windows. There are no proposals to include a window on the gable end of the extension. The additional storey would not encourage the perception of overlooking as there are existing windows on both elevations. The window to
RECOMMENDATIONS
7.1 It is recommended that the planning application be approved.
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation Recommended Decision: Permitted Date of Recommendation:
18.03.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
This approval relates to drawing numbers A/1/15, A/2/15, A/3/15, A/4/15, A/5/15 and A/6/15 received on 26th February 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 10.04.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
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