DEC Officer Report

Application No.: 23/00224/B Applicant: Mrs Joanne Ashcroft Proposal: Partial conversion of garage into living accommodation, widening of window aperture. Site Address: Marrinagh Ballajora Hill Ballajora Ramsey Isle Of Man IM7 1AZ Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.05.2023

Conditions and Notes for Approval

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.

• C 2. The ancillary accommodation within the existing garage building, hereby approved, shall only be used in association with the main dwelling house on the application site otherwise known as 'Marrinagh', Ballajora Hill, Ballajora, and for purposes incidental to the use of main dwelling house 'Marrinagh' as a single dwelling, for no commercial purposes and only in accordance with the internal layout as shown on the submitted Drawing No.495-01 received 24 February 2023, and being retained thereafter.

Reason: The dwelling is within an area not zoned for development and permission has been granted as an exception. The application does not propose to create separate units of accommodation within the site and has not been considered as such. To ensure proper control of the development and to reflect the information provided in the application, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.

This application has been recommended for approval for the following reason.

Overall, the proposal is considered to accord with Environment Policies 2, Housing Policy 15 and General Policy 2 of the IOM Strategic Plan. No unacceptable adverse impact has been identified as likely with respect of the character and appearance of the surrounding landscape, the residential amenity of the neighbours or on parking and highway safety.

Plans/Drawings/Information; This decision relates to the documents and plans received 24 February 2023. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of a Marrinagh, Ballajora Hill, Ballajora, which sits on triangle-shaped parcel of land which lies to the south east of the junction of the Manx Electric Railway and the A15 highway which runs through Maughold from Port Lewaigue to Hibernia. The site is accessed via a road which becomes a lane after the southern edge of the application site, as you pass Ballawyl, Ballajora Hill. The road also serves a number of other dwellings Rose Cottage which sits to the northwest of the site and abutting the site itself and 1, Ballajora Crossing, The Nook, Cooil Dromma and Seawinds (4, Ballajora Crossing) all on the other side of the road. - 1.2 The application property is a traditional property with modern, horizontally proportioned windows, and a two storey flat roofed annex at the rear. There is a contemporary first floor balcony area at the northern elevation accessed via patio doors. The property is well screened from the road by existing hedging and trees. - 1.3 There is a pitch roofed garage that sits southwest of the main dwelling and is considerably concealed by the mature hedging on the boundary. The garage has a shed attached to it on its rear section (northwest elevation). The site also has parking provision for at least two vehicles within the curtilage.

2.0 THE PROPOSAL - 2.1 Planning approval is sought for partial conversion of garage into living accommodation, widening of window aperture. The existing garage building which currently serves a single garage and a shed would be altered to create an ancillary accommodation, with a small section of the garage retained as a garage, although the remaining garage section would only serve a small vehicle being only 4.1m long. The wide would remain unaltered at 3.17m (internal width). - 2.2 The new accommodation would be a single bedroom with ensuite shower. The small window serving the shed would be altered to create a large double glazed window, while the shed door would be replaced with a new entrance door. The external finishes of the building would remain unaltered.

- 3.0 PLANNING POLICY

3.1 The site lies within an area not designated for a particular purpose on the Isle of Man Planning Scheme (Development Plan) Order 1982, and the site is not within a Conservation Area. The site is within an Area of High Landscape Value and Scenic Significance, there are no registered trees on site, and the site is not within a Registered tree area. The site is also not prone to flood risks.

3.2 The Strategic Plan stipulates a general presumption against development in areas which are not designated for a particular purpose and where the protection of the countryside is of paramount importance (EP 1 and GP3). However given there is an existing dwelling on the site, it is relevant to consider Housing Policy 15 which makes provision for extensions or alterations to traditional properties in the countryside. - 3.3 Housing Policy 15: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)". - 3.4 Paragraph 8.12.2: Extensions to properties in the countryside As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property. In the case of non-traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable. It may be preferable to consider the redevelopment of non-traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this. - 3.5 Since the site has an established residential use and is within a location with existing properties, it would also be relevant to consider the general standards of development as set out in General Policy 2. - 3.6 General Policy 2: 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:

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;

• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services; (n) is designed having due regard to best practice in reducing energy consumption.

3.7 Other policies within the Strategic Plan which are considered relevant to the proposal are; Infrastructure Policy 5, and Community Policies 10 and 11.

4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Whilst not adopted planning policy, DEFA's Residential Design Guide (2021) is a material consideration in the assessment of this application as, "It is intended to apply to any

residential development within existing villages and towns, including individual houses, conversions and householder extensions. It is envisaged that a new guidance will be provided for dwellings in the countryside, although some of the broad principles set out within this document may still be relevant to such proposals". Section 4.11 which deals with Roof Terraces, Balconies, Decking and Patios is considered relevant.

4.0 PLANNING HISTORY - 4.1 the application site has been the subject of a number of planning applications three of which are considered to be materially relevant in the assessment and determination of the current application. - 4.2 17/00734/B - Alterations and extension to provide additional living accommodation. Permitted. This enabled extensions to the main dwelling to create a larger bedroom from one of the existing bedrooms. - 4.3 PA 94/01450/B for Construction of bedroom and study extension. Approved. This enabled increase in the size of the dwelling on site and enabled the addition of a bedroom. - 4.4 PA 94/00774/B for Alterations and extensions to dwelling, with garage extensions, creation of new vehicular access and repositioning of gas tank. This was refused by the Planning Committee on 23 September 1994.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in a letter dated 3 March 2023. They note that they find the proposal to have no significant negative impact upon highway safety, network functionality and /or parking. - 6.2 Garff Commissioners have not made any comments on the application although they were consulted on 6 March 2023. - 6.3 No comments have been received from neighbouring properties.

7.0 ASSESSMENT - 7.1 In considering proposals such as this, it important to have specific regard to potential impacts on the appearance of both the site itself and character of the area having particular regard to the fact that the site is situated in the countryside, potential impacts on neighbours and their amenity, and impacts on parking and highway safety. - 7.2 Impact on Appearance of the Dwelling and nature of the locality (HP 15, EP2 & GP2)

• 7.2.1 The proposed alterations make no changes to the height or width of the building, with the garage building remaining largely as it is, save for the changes to the door and increase in size of existing window and type. As such, it is considered that these changes would fit in seamlessly with the existing appearance and character of the building and would not detract from the overall appearance of the main dwelling which is mainly traditional.
• 7.2.2 It is also considered that the window and door changes, although new feature on the garage building would not be of detriment to the building's appearance as it would seamlessly fit into the site character, particularly as the main dwelling has modern windows. It is also important to note that the position of the door and window change on the eastern elevation of the building where the change would not be noticeable when entering the site, as well as the mature hedging on the site boundary which considerably screens the site from public views

• would ensure that the changes are only noticeable within the site where the alterations are judged to respect the site context.
• 7.2.3 With regard to the impact of the proposed works on the character and appearance of the landscape, it is the main dwelling that is the primarily focus when entering the site and which is noticeable from the surrounding area being a two storey dwelling. Besides, the position of the alterations on the garage building ensures that they are not afforded views from outside the site, and would not increase the size or footprint of the existing building. The changes would also not alter the external attributes of the site character which is an extension of the surrounding area. Therefore, it is not considered that the proposed level of change would be averse to the requirements of Environment Policy 2, Housing Policy 15 and general policy 2 of the Strategic Plan.

7.3 Impact on Neighbours (GP 2 and the RDG)

• 7.3.1 The key considerations in terms of impact on neighbours are risks of overshadowing and/or overlooking and loss of privacy to dwellings within 20 metres of the site dwelling. In the case of the current scheme, the nearest neighbour no neighbour directly overlooks the elevation with external changes on the garage building. As well, the changes are on a single storey level where impacts would not be exacerbated by height or position above ground level. As such, it is not considered that there would be any detrimental impact on the neighbours.

7.4 Parking and Highway Safety (TP7 and GP2)

• 7.4.1 The scheme does not propose any alterations to the means of access to the site or parking within the site. Whilst the proposed change would result in significant reduction in the capacity of the garage to support standard vehicles, it would still be suitable for smaller vehicles. As well, the site still has parking for at least two cars parking within the curtilage, which complies with the requirements of Appendix 7 of the Strategic Plan. As such, it is not considered that there would be any impacts on highway safety.

7.5 Other Matters

• 7.5.1 No new confined spaces with easy access to those outside the site would be created, which would serve as easy hideouts for criminal activity or antisocial behaviour.

• 7.5.2 Likewise, the scheme would not impede easy access to fire apparatus to the rear of the dwelling, with the existing pedestrian access to the rear of the property via the patio areas retained.

• 7.4.3 Given the above, it is considered that these elements of the scheme aligns with the requirements of Community Policies 7, 10, and 11.
• 8.0 CONCLUSION

8.1 The application is considered to align with the principles of Housing Policy 15 and Environment Policy 2 of the Strategic Plan, and the principles promoted by the Residential Design Guide, and will have no unacceptable impact on the surrounding landscape, neighbouring e=amenity and highway safety, and as such is recommended for approval. - 9.0 INTERESTED PERSON STATUS

9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;

• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 9.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should 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: 16.05.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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