7 April 2015 · Delegated
26, Ballaterson Fields, Ballaugh, Isle Of Man, IM7 5aw
The application covers a package of changes to a detached L-shaped bungalow on the southeastern edge of a cul-de-sac in Ballaugh. Works include a garage extension widening the front of the dwelling, a modest flat-roofed porch, a slight increase in roof pitch, replacement of the existing garage door with a window, new rear doors, and enlargement of the driveway over garden land. The main planning concern was the impact of the garage extension on the neighbouring property, Thornton Lodge (25 Ballaterson Fields). The extension would bring the front elevation of no.26 to within 4.2m of Thornton Lodge, aligning it with the neighbour's side elevation and creating a closer relationship between the two properties. However, a site visit established that the dwellings are considerably larger in scale than plans suggest, and that semi-mature trees and hedging provide meaningful separation. The officer concluded that the overall alterations were appropriate in design and scale, posed no harm to public amenity, and did not unduly affect the living conditions of neighbouring properties, satisfying policy GP2 of the Strategic Plan.
The proposal was approved because the alterations were judged appropriate in design, scale, and form relative to the existing dwelling. Although the garage extension reduces the gap to the neighbouring property, the actual scale of both dwellings and the existing vegetation screening meant the impact on living conditions was not considered unduly harmful. All elements of the scheme were found to comply with policy GP2.
Strategic Plan
requires that development proposals in accordance with the zoning will be permitted provided they are appropriate in terms of design, scale, form and highway safety, and also has no unduly harmful impacts on the living conditions of neighbouring properties.
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.
