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Application No.: 22/00076/B Applicant: Mr & Mrs Mark James And Ruth Bumfrey Proposal: Ground and first floor extension of dwelling over existing garage. Site Address: 28 Ballanoa Meadow Santon Isle Of Man IM4 1HQ Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.06.2022
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 proposed extension to the dwellinghouse has been assessed and would be in accordance with General Policy 2 of the Strategic Plan and the Residential Design Guide 2021.
Plans/Drawings/Information;
This decision relates to drawings received on 20 January 2022, referenced; Location Plan
1618.1 - Existing - 1618.2 - Proposed _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 1.1 The application site is the residential curtilage of an existing dwelling which sits within the Ballanoa Meadow a relatively new housing estate in Newtown, Santon. The small estate is made up of 43 dwellings within two small cul-de-sacs, the estate comprises a mix of detached, semi-detached and terraced dwellings. - 1.2 No. 28 is a two storey semi-detached dwelling with a single storey attached garage to the side (West) elevation that is set back from the front elevation to allow for tandem parking alongside the house. - 1.3 The property is located towards the end of the second (south) cul-de-sac and on the northern side of the turning circle. The dwelling is finished in painted render with a small course of facing brick around the base and encasing the front porch.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a two storey side extension to the western elevation that would run in line with the front and rear building line. The front elevation would include the garage door and a portrait window above. The roof would match the existing ridge line would incorporate a barn hip detail to the gable end. - 2.2 The built form would be finished to match the dwellinghouse.
3.0 PLANNING POLICY - 3.1 The application site is within an area recognised as being within an area as 'Predominately Residential' on Map 11 'Newtown' Area Plan for the East. The site is not within a Conservation Area, or is identified as being at flood risk. There are no registered trees or groups of trees to be affected by the proposals. - 3.2 The Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 General Policy 2 (GP2) (in part) 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:
3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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." - 3.5 Other Material Considerations The Residential Design Guidance (2021) provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.0 PLANNING HISTORY - 4.1 No planning applications have been submitted for this property since it was erected under 99/00590/B.
4.2 Within the estate there has been a number of other properties in the estate have had permission for extensions above existing single storey annexes - 04/01707/B (number 10), 05/00537/B (11), 07/02150/B (2), 11/01679/B (2), 12/00044/B (26), 13/91256/B (39), 15/00217/B (18), 16/00466/B (33), 19/00350/B (34). (36) 21/00202/B,
5.0 REPRESENTATIONS - 5.1 Santon commissioners have not commented at the time of writing. - 5.2 Highways Services have commented (03/02/22) with no objection
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 The proposed built form to extend the existing property at two stories in height would echo what has already been achieved within the streetscene. The proposed design at two storey, when viewed from the streetscene would be appropriate for the site and would utilise the garage door at the front to the ground floor and a portrait window above to match the adjacent window on the dwelling with a pitch roof detail above. - 6.3 When visiting the area the character of the streetscene is varied with some properties within this cul-de-sac being already beung extended in a similar format, namely No's; 24, 26, 33, 34, 36 and 39 as noted in the planning history. - 6.4 The proposal does not strictly conform to the guidance in the RDG insofar as the extension is not set back from the existing frontage of the main house which is generally presumed contrary in the Guidance. However, the forward projection of the proposed built form in line with the dwellinghouse would not be seen to be inappropriate or out of balance, as the front porch and that on the neighbour (other half of the semi) is further forward of the front building line. This type of design element of running in line with the part of the front elevation the extension is to be attached too is already evident within the streetscene and unobjectionable. The inclusion of a hipped barn end detail to the roof edge, helps in the transition of levels of ridge height with the neighbouring property No.27 to the west. - 6.5 The proposals seek to match the existing in terms of finish and fenestration which helps with the overall visual appearance which ensure it conforms to the guidance given in the residential design guide and equally would be in accordance with General Policy 2-b &c in that it respects the host dwelling and does not adversely affect the character of the streetscene.
6.6 The window placement at first floor level to the front and rear are not considered to offer any overlooking over and above the current levels of mutual inter-visibility that would lead to a loss of privacy. When considering whether there would be any loss of light or overshadowing from the built form of the extension, given the orientation of the two properties and the distances involved it would not be considered to have an overbearing effect. - 6.7 The level and scale of the side extension is considered to be relatively modest in the overall scheme when compared to the size of the property and not judged to cause harm to the enjoyment of the occupants of the main dwelling house or considered to harm the neighbouring amenity. It is further noted we have not received any objections or comments from the adjoining neighbours. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).
7.1 For the above reasons, it is concluded that the extension would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and has been designed to comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
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 : 17.06.2022 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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