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Application No.: 15/01241/B Applicant: Mr & Mrs Mark Hill-Venning Proposal: Alterations and extensions to dwelling and erection of a detached garage Site Address: Monks Walk Bridge Road Ballasalla Isle Of Man IM9 3DQ Case Officer : Miss Melissa McKnight Photo Taken: 14.01.2016 Site Visit: 14.01.2016 Expected Decision Level: Planning Committee
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Monks Walk, a detached dwelling located on the south western side of Bridge Road in Ballasalla. - 1.2 To the north of the site is Stone Mount and to the south west of the application site is Hunters Lodge. - 1.3 Currently on site are a timber shed, boat shelter and boat and other items including a takeaway van covered with blue plastic sheeting as well as a 'take-away' trailer. The 'take-away' trailer does not have planning permission. The boat shelter was granted temporary approval in 2014 on the condition that the boat shelter should be removed on or before 31 October 2015. The boat shelter remains in still in situ and is subject to an enforcement investigation.
2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the erection of a single storey extension to the rear and south western side elevation and a single storey extension to the north eastern elevation. Also proposed is the erection of a single storey detached garage. - 2.2 The extension would create a dining room and garden room. The dining room would project
4 metres from the rear elevation, have a width of just less than 5.7 metres and a height of 4.4 metres.
2.3 The garden room would project just less than 4.8 metres from the side elevation, have a length of 4.3 metres and height of 4.4 metres. - 2.4 The extension to the north east elevation would create two dressing rooms and an en-suite bathroom. This extension would project 3 metres from the side elevation and run flush with the front and rear building line and ridge line of the main dwelling. - 2.5 Both extensions would be finished in materials to match the main dwellinghouse.
2.6 The detached garage would be positioned 1.5 metres north east of the dwelling and would be attached to the main dwelling via a canopy roof. The garage would measure 6 x 6.3 x 4.8 metres. - 2.7 The garage would be finished in random masonry construction to front gable, with rendered masonry to the sides and rear with quoin returns to front gable. The roof would be finished with concrete interlocking tiles to match the main house. - 2.8 The proposal would result in the loss of two cherry trees, low level mixed shrubs, large fuscia bush and other large bushes.
3.0 PLANNING HISTORY - 3.1 Most recently, planning approval was granted in 2014 under PA 14/01074/B for the retention of a boat shelter. Below, is a list of other previous planning applications that the application site has been the subject of:
PA 12/00144/B: Erection of an extension to shed. PA 11/00747/B: Erection of a boat shelter. PA 89/00485/B: Extension to form additional living accommodation and conservatory. PA 85/00660/B: Erection of four-bedroomed dormer bungalow with double garage.
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is in an area zoned as Predominantly Residential under the Area Plan for the South 2013. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered materially relevant to the assessment of this current planning application:
General Policy 2 states: "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:
Paragraph 8.12.1 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."
5.0 REPRESENTATIONS - 5.1 Malew Parish Commissioners are of the opinion that the condition of PA 14/01074/B should be complied with before this current Planning Application is considered (14/12/2015). In further correspondence, the Commissioners believe that the development represents over development due to the number of outbuildings already on the site (30/12/2015). - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (17/11/2015). - 5.3 The owners and/or occupiers of Hunters Lodge wish to express an interest in the application by virtue of the history of the site (08/12/2015).
6.0 CONSULTATIONS - 6.1 Submitted with the planning application is a tree survey and report and email from an Aboricultural Officer from the Department of Environment, Food & Agriculture (DEFA). The report identifies the trees to be retained and those trees and shrubs that would be removed. In an email dated 24/11/2015 from DEFA to the Planning & Building Control Directorate, DEFA have confirmed that they don't have any issues with the tree/shrub loss.
6.0 ASSESSMENT - 6.1 It is considered that the fundamental issues to consider in the assessment of this current planning application is the impact of the development upon Stone Mount and Hunters lodge, the street scene and public amenity in general. Given that there are three elements to the proposal, it is felt appropriate to assess each element separately, beginning with the garage. - 6.2 The garage would be erected 2 metres from the boundary with Stone Mount and 16 metres from the rear elevation of the main dwelling. The northern boundary of the application site and southern boundary of Stone Mount is made up dense planting in the form of two Golden Cyprus trees, fuscia and laurel bushes, Lawson Cyprus and other shrubs that adequately screen the two sites. Furthermore, a single storey flat roofed garage sits between the two sites. - 6.3 As a result of the existing boundary, existing built development and the separation distance between the proposed garage and the rear of Stone Mount, it is not considered that the garage would result in harm to the living conditions of Stone Mount. - 6.4 In terms of the impact upon the street scene and public amenity, the garage would be visible from Bridge Road through the existing planting of the front boundary treatment; when the vegetation is in the full bloom the views of the garage are likely to be distorted. In some cases, a detached building that is forward of an existing property can present an unwelcome addition to a street scene and also affect views of the property. However, the garage proposed would be attached to the main house by a canopy and would therefore not standalone completely. It is also not unusual to expect a garage within the curtilage of a property and the garage proposed under this scheme is modest in size and the design and finish of the garage is also complementary to the existing dwelling.
6.5 Bridge Road serves five other dwellings and as such, the number of people who will see the garage is very limited. On assessment, given the design and scale and limited view of the garage, it is not considered that the proposal is unacceptable within the street scene. - 6.6 Turning to the proposed north east extension, it is considered that given the extensive north eastern boundary, the proposed development would not harm the residential amenity of Stone Mount. - 6.7 The rear and side extension would be located just less than 40 metres from Hunters Lodge and given the existing boundary treatment between the two properties, the proposed extension is considered to have a minimal impact upon the neighbouring property. - 6.8 The extension to the north east elevation is considered to be a fairly modest addition to the property. The overall design and scale of the extension is considered to respect the site and application dwelling and would not harm the street scene of Bridge Walk or wider views of the site that are attainable from the A7. - 6.9 The rear and side extension would predominantly be focused to the rear of the dwelling and would be set back 6 metres from the front building line. Further to this, the ridge height of the extension would be 1.2 metres lower than the existing ridge line of the main dwellinghouse. As a result, the extension would appear subservient to the main dwelling and whilst the level of built development would be increased, this is only on a minor scale. Overall, the rear and side extension is considered to respect the site and surroundings in terms of the siting, layout, scale, form and design and is not considered to detract from the street scene of Bridge Road or harm public amenity in general. - 6.10 As previously mentioned the extensions would be finished in materials to match the existing dwelling and would therefore be sympathetic to the existing appearance of the dwelling and both extensions would integrate well with the overall building.
7.0 OTHER MATTERS - 7.1 As previously mentioned, planning approval was granted in 2014 under PA 14/01074/B for the retention of a boat shelter. This approval was subject to the removal of the boat shelter on or before 31 October 2015. Malew Parish Commissioners have made reference to the boat shelter that is in situ and believe that the boat shelter should be removed prior to this current planning application being considered. - 7.2 Malew Parish Commissioners were informed that the Directorate could not defer the determination of a planning application as a result of the failure to comply with condition 2 of PA 14/01074/B and were informed that the retention of the boat shelter is under investigation.
8.0 RECOMMENDATION - 8.1 It is for the reasons set out above under paragraph 6 of this report that the planning application is recommended for approval.
9.0 PARTY STATUS - 9.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
8.2 In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
In this instance, it is recommended that the following persons do not have sufficient interest on the grounds that nor material planning consideration was raised within their representation and should not be awarded the status of an Interested Person in accordance with Government Circular 0046/13:
The owners and occupiers of Hunters Lodge. Recommendation Recommended Decision: Permitted Date of Recommendation: 14.01.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to Drawing Number 15/2467/01, 15/2467/02, 15/2467/03 and 15-2467-05 all date stamped as received 12th November 2015.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : …PER…….. Committee Meeting Date:…01.02.2016
Signed :………MISS J CHANCE……….. Presenting Officer
Signatory to delete as appropriate YES/NO
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