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Application No.: 15/00327/B Applicant: Ruth Karen Warrilow & David Crellin Warrilow Proposal: Alterations and extensions to dwelling Site Address: Tamalforn 12 Ballagarey Road Glen Vine Isle Of Man IM4 4EA Case Officer : Miss Melissa McKnight Photo Taken: 13.08.2015 Site Visit: 13.08.2015 Expected Decision Level: Planning Committee
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT.
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of No. 12 Ballagarey Road, a detached dormer bungalow located at the end of a cul-de-sac to the east of Ballagarey Road, Glen Vine. - 1.2 The cul-de-sac is characterised by bungalows as is the immediate area of Ballagarey Road and Greeba Avenue.
2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the erection of a first floor extension to the existing dwelling, installation of a pitched roof above the existing study and the installation of new windows and roof lights. - 2.2 It is proposed to install a pitched roof above the existing study. The roof would run flush with the existing ridge line of the main dwelling. - 2.3 It is proposed to erect a first floor extension above the existing kitchen and diner to create two bedrooms and a bathroom. The extension would add an additional 2 metres to the height of this section of the dwelling and would be 0.9 metres above the ridge height of the existing dwelling. The extension would be finished in materials to match the main house. - 2.4 The installation of the roof lights and replacement of the existing bedroom window with French doors would comply with the provisions set out in the Town and Country Planning (Permitted Development) Order 2012.
3.0 PLANNING HISTORY - 3.1 Previously, planning approval was granted in 1985 under PA 85/00642/B for the erection of an extension to form a porch, dining room and coal store.
4.1 The application site lies within an area zoned as Predominantly Residential under the 1982 Isle of Man Development Plan. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered materially relevant to the assessment of this current planning application:
General Policy 2 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:
Paragraph 8.12.1 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 or the surrounding area in general."
Energy Policy 2 states: "Land within 9m either side of an overhead High Tension power cable will be safeguarded from development."
5.0 REPRESENTATIONS - 5.1 Marown Parish Commissioners have no objection to the current planning application (17/04/2015). - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (15/04/2015). - 5.3 Manx Utilities Authority (MUA) have confirmed in an email dated 9th October 2015 that MUA have agreed with the applicant a method of placing the overhead line underground at the rear of No. 12 Ballagarey Road such that it will not interfere with the proposed planning application. MUA withdraw any objection to the planning application provided that a condition is inserted on any approval which may be granted such that the overhead line at the rear of the property is placed underground prior to the commencement of any building activities on the property.
6.0 ASSESSMENT - 6.1 It is considered that the fundamental issues to consider in the assessment of this current planning application are the impact upon the residential amenity of Poylle Vaaish and the impact upon the street scene of the cul-de-sac. - 6.2 The extension would be erected between 3 and 6 metres from the boundary shared with Poylle Vaaish. The boundary comprises a solid timber fence with significant dense planting along the fence within the application site. A section of the existing planting has a height of approximately 4.5 to 5 metres. - 6.3 The height increase of built development and overall massing of the first floor extension was of concern and it was therefore felt necessary to view the application site from the neighbouring dwelling, Poylle Vaaish. From the neighbouring dwelling, the north east gable elevation is visible. It was evident that the existing planting would partially screen the proposed extension which would reduce the perceived mass and bulk of the extension. - 6.4 There would be one window installed on the north eastern elevation of the extension that would serve a bathroom. It has been annotated on the submitted drawing that this window would have frosted glazing. On this basis, it is not considered that the window would result significant levels of overlooking or loss of privacy upon Poylle Vaaish. - 6.5 In addition to the above, the predominant garden area of Poylle Vaaish extends to the north/north east of the dwelling. As a result, the area of garden that would be affected as a result of the development is not considered to be of a scale that would warrant a reason for refusal given the large area of garden to the north/north east of the dwelling. - 6.6 Turning to the impact of the development proposed upon the street scene of Ballagarey Road, as previously mentioned the cul-de-sac in which the application site sits is made up of single storey detached bungalows which is also the predominant house type within the immediate area. It is acknowledged that a number of dwellings within the area have had dormer extensions. - 6.7 The installation of the pitched roof above the existing study is a welcomed feature that would enhance the appearance of the dwelling within the street scene over the existing flat roof which is not considered to be overly attractive. - 6.8 The first floor extension would incorporate a second storey extension that would be the only one of its kind within the street scene and immediate area. Although the extension would be to the rear of the dwellinghouse, the extension would partially be visible within the street scene. - 6.9 During pre-application discussions it was conveyed to the applicants' agent that the design, scale and positon of the rear extension raised concerns. It was and still is considered that a two storey extension adjoining a single storey dormer bungalow would be unacceptable and overall, would fail to respect the existing property in terms of the siting, layout, scale, form and design for the reason that the extension would disrupt the form of the original house. - 6.10 Although the extension would not be wholly visible within the street scene, what would be visible would be out of keeping within the street scene and at odds with the existing character of the area. Furthermore, the development proposed would be considered to be an unfortunate form of development should other dwellings in the locality propose a similar extension.
7.0 OTHER MATTERS - 7.1 It has not been shown on the submitted drawings but the extension would be within very close proximity to an overhead cable which resulted in an objection from Manx Utilities Authority
(MUA). During further consultation between MUA and the applicant, an agreement has been reached a method of placing the overhead line underground at the rear of her property such that it will not interfere with the proposed planning application. Should the planning application be approved, this should be attached as a condition.
8.0 RECOMMENDATION - 8.1 For the reasons set out above, the planning application is recommended for refusal.
9.0 PARTY STATUS - 9.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Refused
Date of Recommendation: 12.10.2015
R 1. By reason of its scale, form and design the proposed extension would have a harmful impact on the character and appearance of the street scene by reason of its two storey design which would appear incongruous and out of keeping contrary to part b), part c) and part g) General Policy 2 of the Isle of Man Strategic Plan 2007.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Signed :………J CHANCE……….. Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraphto the officer report).
Signatory to delete as appropriate YES/NO
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