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Application No.: 23/01224/B Applicant: Mr & Mrs James Teare Proposal: Demolition of two garages and construction of new garage Site Address: Ballaoates Cottages East Baldwin Isle Of Man IM4 5EN Planning Officer: Mr Hamish Laird Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.12.2023
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.
Overall, it is considered the proposal would comply with Policies EP1, GP2, GP3, HP15, HP16 and the advice contained in Planning Circular 3/91 (Guide to the Design of Residential Development in the Countryside). Therefore, it is recommended that the application be approved.
Plans/Drawings/Information; The development shall be carried out in accordance with the following approved plans: Drawing No. 01 - Existing Location and Site Plans - showing the site edged red; Drawing No. 03 - Proposed Site Plan @ scale 1:250 - showing the site edged red, Proposed Floor Pan, Elevations and Section; As date-stamped received on 18the October, 2023.
_______________________________________________________________ Interested Person Status – Additional Persons
None. _____________________________________________________________________________
1.0 THE SITE - 1.1 The site represents the residential curtilage of Ballaoates Cottages, which is located on a triangular shaped plot at the junction of a fork in the road with the A22 - Ballaoates Road, and B21 - East Baldwin Road, which respectively run to the west and east sides of the plot. The 2storey, detached dwelling of cream painted rendered walls, under a hipped/pitched slate roof with clay ridge tiles, has its main aspect facing west towards the B21, has a pair of garages stepped back on site, and in relation to each other under a mono-pitched roof attached to the north elevation of the dwelling. The nearest of the garages to the dwelling has a utility room attached at the rear with a pedestrian door out into the rear garden area close to a rear door in the family room serving the dwelling. The dwelling has a sun lounge and porch attached to its south side elevation which in turn leads into a ground floor rear element attached to the rear (east) elevation which provide the kitchen, bathroom and family room serving the dwelling. - 1.2 The property sits isolated from any of the nearby properties, with Ballaoates Mansion House being the nearest dwelling approx. 40 metres away to the north-west. Two other dwellings, Hillside Cottage (which is abandoned - 80m to the south); and, Abbey View (120m to the south) are also located close-by. The ground directly to the rear of the dwelling slopes downward as it runs to the east towards the A22. The site is screened by a wooden 1.8m high close-boarded fence on the B21 road frontage; and, by a sod bank/hedge containing mature hedgerow trees on the A22 road frontage. - 1.3 The surrounding area is rural and is characterised by a mix of fields, hedges, sod banks, trees and isolated detached dwellings of different types, forms and layout. Most of the dwellings here are sufficiently screened by mature landscaping which encloses most of their boundaries.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the demolition of the existing pair of garages and utility room and the erection of a new double garage on the same site and much the same footprint. In a covering letter accompanying the application, the applicant advises: "The existing garages have internal dimensions of 2.475m x 6.35m (attached to house) and
The replacement garage would measure approx. 8.1m deep x 5.5m wide x 2.5m high to the eaves (average height) and 5.0m high to the ridge where it would join the side elevation of the house. This ridge height would be no higher than the existing garage attached to the dwelling. The new garage would be set back from the road frontage along the side of the dwelling by approx. 900mm compared to the existing garage leaving an approx. 5.1m deep x 2.6m wide
vehicle standing space in front of the garage door clear of the highway. A further 2 No. tandem vehicle parking spaces measuring 5.1m deep x 2.6m wide would be provided on the north side of the new garage. The existing wooden 1.8m high close-boarded fence on the northern boundary of the site would be retained.
2.2 The garage would be finished externally in render with a texture finish to match the existing dwelling, and would be roofed with Redland Cambrian re-constituted slate with concrete ridge tile to match the existing. - 2.3 No trees would be removed to accommodate the replacement garage.
3.1 The site lies within an area designated on the Area Plan for the East as land not designated for a particular purpose. The site is not within a Conservation Area. The site area is not prone to flood risks; and, there are no registered trees on site. The site is not within a registered tree area. - 3.2 The Character Appraisal within the Area Plan for the East indicates that the site lies on the boundary of the West Baldwin (B7) area; and, the A1 Uplands Area. The East Baldwin (B6) area states thus concerning the area:
"The overall strategy for the area should be to conserve and enhance the character, quality and distinctiveness of the valley with its dense deciduous woodland in valley bottom, its scattered hill farms and houses in the remote, rural and tranquil valley."
"Key Views
3.3 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, and the proposal is for a replacement of the existing pair of garages and utility room, it is relevant to consider Policy GP 2 in respect of the general impacts of the development; and, Housing Policy 15 which guides extensions to traditional dwellings in the countryside. - 3.4 Housing Policy 15 advises: "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)." - 3.5 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.
In addition, Housing Policy 16 advises:
"Housing Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
3.6 In addition, consideration should be given to Environment Policy 4 which protects biodiversity (including protected species and designated sites).
4.1 Planning Circular 3/91 (Guide to the Design of Residential Development in the Countryside) is considered relevant. The section on 'Proportions and Form' on page 4 provides advice on how to make variations to the floor area of traditional buildings (extensions).
5.1 This property has been the subject of a number of previous applications which are considered relevant in the determination of this application.
5.2 Approval was granted under PA 17/01268/B for the Erection of two storey extension to provide additional ancillary living accommodation - approved - 03.04.2018 - 5.3 PA 16/00410/B - for Demolition of existing garages and erection of a detached building to provide garage, utility and storage with ancillary living accommodation above - Withdrawn on 21/11/2016. - 5.4 99/00709/B - Installation of uPVC windows to replace existing, Ballaoates Cottage, East Baldwin - approved - 16.09.1999. - 5.5 96/00193/B - Installation of a velux roof light, Ballaoates Cottage, East Baldwin, Braddan - approved - 20.06.1996.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 No neighbour representations had been received at the Report drafting stage.
6.2 The Braddan Commissioners have raised no objections to these proposals; and, Highway Services has expressed no interest as they have no implications for highway safety. - 6.3 DoI Highways Services (27.10.23) - "23/01224/B - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking." - 6.4 Highways Drainage Comments (25/8/23): "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
Recommendation: The applicant should be aware of and ensure compliance with the two clauses above."
7.1 The main issues to consider in the assessment of the current application are:
7.4.2 The comments received from Highways Drainage regarding allowing surface water runoff onto a public highway, are noted. This would be for the applicant to address at the
implementation stage should planning permission be granted as this aspect of the development falls to be dealt with under separate legislation - Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
8.1 Overall, it is considered the proposal would comply with Policies EP1, GP2, GP3, HP15, HP16 and the advice contained in Planning Circular 3/91 (Guide to the Design of Residential Development in the Countryside). Therefore, it is recommended that the application be approved. - 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:
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 : 14.12.2023 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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