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The application site is the land adjacent to Wychwood, Ballacaley Road, Sulby, which is located on the northern side of the Ballacaley Road and west of the A14 road.
The application site is within an area recognised as being an area of predominately residential, under the Sulby Local Plan Order 1998. The site is not within a Conservation Area; however the site is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
The following planning application is considered relevant in the assessment and determination of this application;
Approval in principle to erect a detached dwelling - 07/00180/A - APPROVED
The application seeks approval for a reserved matters application to erect a detached dwelling with integral garage. The dwelling would replace an existing building which is in a very poor state of repair. The proposal would have a width of 16 metres, a depth of 10 metres and roof ridge level of 7 metres.
Lezayre Parish Commissioners have approved the application but make the following comment:- With a stipulation that the building should be sympathetically built to blend in with the countryside and the surrounding cottages. Highways Division do not oppose the application subject to the imposition of the following conditions:
The Authority has received no privately written representations objecting to the application.
The application is a Reserved Matters application, as the previous application gave approval in principle for a new dwelling. Therefore, this application only deals with the siting, design, external appearance, internal layout, means of access, and landscaping.
The proposed dwelling would be a three bedroom dormer bungalow, designed to be in accordance with Planning Circular 3/91. The neighbouring properties in the area are mostly traditional Manx cottages, an exception to this is the applicants dwelling 'Wychwood' which is a more modern bungalow (1970's). It is considered the design of the proposal is in keeping with the surrounding properties and would comply with Planning Circular 3/91.
Consideration needs to be taken to ensure the proposal would not have any significant adverse impacts to the detriment of the residential amenity of the neighbouring properties, particularly, 'Wychwood' which is located to the east of the application site. Along the western elevation of the neighbouring property 'Wychwood' there are a number of windows, however only one serves a primary habitable room (kitchen) however, it is consider due to the distance from the window to the proposed dwelling (11.5 metres approx), the siting between the two properties, and due to the proposed height of the dwelling, the proposal would not have an adverse impact through loss of light and/or have an overbearing impact upon this window or upon the whole of the neighbouring property. Additionally, the proposal would not result in any adverse impacts through overlooking.
The proposed dwelling would result in the loss in five trees within the site, however it is consider with the remained trees be retained, the site would still have significant tree coverage and not result in an adverse visual impact upon the surrounding area.
The external and internal amenities of the proposal are adequate for a dwelling of this size.
The Highway Division have no objection to the proposal subject to the indicated considerations. From the drawings submitted the conditions can be attached and complied with.
For these reasons it is considered the proposal to comply with the Sulby Local Plan Order 1998 and with the Isle of Man Strategic Plan, and as a result be appropriate in this location and it is therefore recommended the application for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 02.06.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the dwelling as proposed in the submitted documents and drawings 060154/2, 060154/3 and 060154/4 all received on 10th April 2008.
In the interest of road safety:-
Obscure glazing (Grade 5) shall be installed in the East elevation of the ground floor garage and store windows and the first floor en-suite window and shall be kept and maintained thereafter.
Prior to the occupation of the dwellings, the access onto the Ballacaley Road is to be completed to the required standard of the Department of Transport Highway Division and the hardstanding to the front of the dwelling is to be completed to allow the required parking provisions to be used.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 11/10/08
Signed: _________________________ Mrs F Mullen Senior Planning Officer
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