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Application No.: 22/00619/B Applicant: Mr Brian Barnett Proposal: Erection of a detached garage Site Address: Stoneleigh Glen Road Ballaugh Isle Of Man IM7 5JE Principal Planner: Mr Chris Balmer Photo Taken: 27.07.2022 Site Visit: 27.07.2022 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.11.2022
C : Conditions for approval N : Notes attached to conditions
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.
Reason: The dwelling is within a single residential plot within an area of similar developments. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
the south of the garage should also be show on this landscaping plan showing it to be retained, unless otherwise agreed.
Reason: To ensure the provision of an appropriate landscape setting to the development.
For these reasons the proposal is considered to be appropriate in this location and comply with General Policy 2 and Environment Policy 1, 2 & 3 and the Residential Design Guide having no significant adverse impacts upon public or private amenities.
This approval relates to the submitted documents and drawings reference numbers all received;
17.05.2022
Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:
Flood Management Division (DOI) _____________________________________________________________________________
1.0 THE SITE - 1.1 The site represents the residential curtilage of Stoneleigh, Glen Road, Ballaugh, which is a single storey detached pitched roofed property which is located on the western side of the Glen Road and south of Ballaugh Bridge.
2.1 The proposal seeks approval for the erection of a detached garage with storage spaces within roof space. The proposed garage would have a width of 8 metres a depth of 6.5 metres and a ridge height of 5.7 metres. The garage walls would be finished with painted render and nature slate to roof.
2.2 The proposed roof ridge would be set at 56.050, which is set above the roof ridge of the main dwelling Stoneleigh which has a roof ridge of 55.160. The neighbouring property Carmodil West, has a roof ridge of 56.290.
3.1 The application site is within an Area of High Landscape or Coastal Value and Scenic Significance and also within an area of Woodland identified on the 1982 Development Plan. While the site is within an area not zoned for development General Policy 2 of The Isle of Man Strategic Plan sets out the general principles of development and therefore is relevant in this assessment, also relevant is Environment Policy 3 which relates to areas of woodland. Environment Policy 1 seeks to prevent development which would adversely affect the countryside and Environment Policy 2 indicates that development should not harm the character and quality of the landscape; or the location for the development is essential. - 3.2 Residential Design Guide 2021.
4.1 There are no previous planning applications on this site which are considered relevant in the assessment and determination of this application. However, the neighbouring site has a single application which is considered relevant: - 4.2 Creation of two windows to rear elevation of dwelling - 14/01144/B - APPROVED - 4.3 Alterations to existing doorway to dwelling house - 09/00801/B - APPROVED
4.3 Erection of detached double garage to south east of existing bungalow - The New Bungalow, Oatlands Road, Andreas - 19/00014/B - NEIGHBOURING DWELLING - APPROVED - 4.4 Erection of 27 dwellings with associated access, drainage, and open space - 20/00740/B
5.1 Highway Services do no object (15.09.2022).
5.2 Inland Fisheries have no objection (28.07.2022). - 5.3 Flood Management Division do not object (20.06.2022). - 5.4 The Arboricultural Officer (DEFA) comments (290.07.2022); "We would need additional arboriculture information regarding the quality of the trees, extent of the root protection area and how they intend to protect the retained trees during construction, in order to full assess the application."
6.1 The main considerations are; the principle of the development for garaging and it use; the potential visual impact upon the amenities of the countryside; and potential impact upon neighbouring amenities; and impacts upon trees.
Principle of the development for garaging
6.2 In relation to the principle the starting point is that the site lies in the countryside where development is restricted, in order to protect the countryside for its own sake. Whilst the policies in the Strategic Plan allows for some exception, the proposal does not fall within any of those categories. The Strategic Plan is silent on new development in the form of detached garages; however, the Department has allowed a number of detached garages to properties throughout the Island. Further, properties do have the ability to erect garages
under Permitted Development. Further, as outlined in the policy section of this report the land surrounding the site has been developed or has approval to be developed for residential purposes. Visually, the site forms part of a continuous row of housing sites along the Ballaugh Glen Road.
6.3 Overall, it is considered the principle of a detached garage is acceptable on this site. Potential visual impact upon the amenities of the countryside - 6.4 In this case the garage would be sited adjacent to the main dwelling house, albeit set closer to Ballaugh Glen Road. The garage be apparent from public views traveling towards and past the site. However, as outlined previously the area of other Glen Road is made up of housing sites on either side of the road and therefore a detached garage as proposed, would not appear out of character. New landscaping to the eastern boundary (roadside) of the site is proposed will reduce the impact in a number of years. - 6.5 The proportion, form, scale, height and design are all considered appropriate and would be an acceptable form of development and would not harm the visual amenities of the street scene or the site. The garage ridge height is taller than the main dwelling and this was put to the applicant's agent who stated; "The design approach is that the buildings rise in height as you go up the Glen. We purposely located the Garage so that it did not break the building line between Stoneleigh and Carmodil West, this again is indicated on the submitted drawings, this then means the proposed garage is located no closer to the road than both dwellings." - 6.6 It is noted that the garage is set approximately 17m to the south of the main dwelling and the orientation of the pitch roof differs (garage has a gable end facing the road, which is opposite to the main dwelling). Accordingly, given the point indicated by the applicants and the other points, it is considered the height differences will not be especially noticeable within the street scene. - 6.7 A condition should be attached regarding finishes as the painted render to external walls and slate to the roof, different to the main dwelling which has a grey stone cladding to the external walls and a brown coloured concrete tile. On this point the applicants agent commented; "With regards to the external finish, there are various external finishes used throughout Ballaugh Glen with painted render being used on the recent new dwelling located at Carmodil West.
Our fear is that if we show stone and don't get the exact same stone as the cladding used on Stoneleigh it will look wrong and a contrasting external finish would work better.
What are your thoughts on using a render that is painted with a grey that is similar in colour to the stone finish?"
6.8 While the render and slate finish would normally be appropriate in the countryside landscape, it may look at odds with the existing dwelling. The proposed garage would match that of the neighbouring property Carmodil West, albeit with the existing landscaping in place the two may not be read in conjunction with each other, and it is more likely the proposed garage will be read in conjunction with the application dwelling. Potential impacts upon neighbouring amenities. - 6.9 It is not consider none of the neighbouring properties, especially Carmodil West to the south of the site would be significantly or adversely affected by the proposal. The closest element of Carmodil West is it northern elevation which is a blank wall. Further there is substantial landscaping along the southern boundary of the site which is proposed to be retained.
7.1 For these reasons the proposal is considered to be appropriate in this location and comply with General Policy 2 and Environment Policy 1, 2 & 3 and the Residential Design Guide having no significant adverse impacts upon public or private amenities and therefore recommended for an 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:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
I can confirm that this decision has been made by a Principal Planner 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: 01.11.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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