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Application No.: 21/00398/B Applicant: Mr Mark Wardle Proposal: Extension to first floor rear dormer Site Address: 1 Ballafurt Close Port Erin Isle Of Man IM9 6HS Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 24.05.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The alterations comply with General Policy 2 of the Strategic Plan and the Residential Design Guidance
Plans/Drawings/Information; This decision relates to drawings 21/08/01 and 21/08/02 both received on 14th April, 2021. _______________________________________________________________
Additional Persons
Department of Infrastructure's Flood Risk Management Division is a Government Department which has raised material planning considerations and as such should be afforded Interested Person Status in this case. _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is the residential curtilage of an existing dwelling which sits on the corner of Ballafurt Road and Ballafurt Close. The property is a detached, dormer bungalow which sits higher than the road on a sloping site and with a wall with fencing above forming the boundary with the rear lane and Ballafurt Road.
1.2 The property has a large flat roofed dormer on the rear elevation which faces the lane and the property steps down to a flat roofed rear porch which is attached to a flat roofed garage (annotated as "storage" on the plans) which abuts the lane. A 8m long driveway leads from Ballafurt Road to the front of the garage. - 1.3 There is a second garage which is attached to the front elevation and accessed from Ballafurt Close. The front elevation has two flat roofed dormers above a flat roofed porch and front single storey annex. It is also noted that we have not received any objection from any neighbouring properties. THE PROPOSAL
2.1 Proposed is the extension of the rear dormer to bring it almost to the gable of the property which faces Ballafurt Road. PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South as Predominantly Residential with the proposed Conservation Area running alongside on Ballafurt Road and the rear lane. There are no Registered Trees or Buildings within the site and whilst Ballafurt Road is identified as suffering from high risk of surface water flooding, this does not extend into the site which is higher than the road.
3.2 General Policy 2 sets out general standards for development and the Residential Design Guidance advises on how new development - new houses and extensions and alterations to existing property - should be designed. It includes specific advice on dormers, suggesting that flat roofed dormers should be avoided on traditional properties as they can appear clumsy and which are generally only appropriate on more modern properties (1960s/70s bungalows) and/or where the area is characterised by flat roofed dormers. PLANNING HISTORY - 4.1 There have been a number of planning applications on the site for alterations and extensions in 1992 and 1997. The most recent application, 20/00085/B proposed the extension of the rear dormer which was at that time a smaller, central dormer and the extension enlarged the dormer away from Ballafurt Road bringing it almost to the end of the roof in that direction. A chimney was also removed as part of that scheme. This has been completed and is shown in the photographs contained in the application. REPRESENTATIONS - 5.1 Highway Services have no highway interest in the application (10.05.21).
5.2 DoI's Flood Risk Management Division state that there is no flood risk interest in the application (11.05.21). - 5.3 Port Erin Commissioners advise that they support the application (12.05.21).
6.1 Whilst flat roofed dormers are generally discouraged, this property falls within the identified exception in the Residential Design Guidance and the property has numerous flat roofed annexes and three existing flat roofed dormers. What is proposed will bring the existing rear dormer closer to the highway but will not significantly increase the impact of the existing and will bring about some symmetry to the rear elevation.
6.2 It is noted that the new window would approx 17.4m from the bay window of the end terrace, but as this would be an oblique view and would look through the side of the bay and arguably out the other side of the bay, rather than into the room, it is not considered that this is sufficient to warrant refusal.
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 11.06.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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