Plot 20 Poachers Pocket Development Bridge Road Ballasalla Isle Of Man
Officer's Report
The Site
The site is an approved plot within a developing estate located between Bridge Road and Silverburn estate within Ballasalla. The approved estate layout comprised 22 plots arranged around the edge of the plot, some of this abutting Silverburn estate, some fronting onto the Silverburn River all with access from Bridge Road. All of the plots have approval for development, some of the originally approved plots having been the subject of further applications following the change of ownership of the site. The original approval for this plot - PA 05/00458 was for a true bungalow with dimensions of 10.5m by 7.5m and an overall height of 6.2m. A later application, PA 11/1074 proposed revised dwelling types for plots 17, 19, 20 and 22 and increased the size of the dwelling on this plot to 13.5m - including an integral garage, but reducing the ridge height to 5.6m.
The approved development alongside, on plot 19 is for a similar dwelling as is approved on the application site. Opposite the site are single storey dwellings which were built to the originally approved layout.
The Proposal
Now proposed is a different house type on the plot: the ridge height is higher than previously approved - 6.5m but the footprint reduced to 10m by 8m with a garage 6m by 3.3m which has accommodation above. There are to be two pitched roofed dormers in the front pitch and rooflights in the rear, an external stone faced chimney breast and windows in the first floor in the north western gable. There is also an application for a similar dwelling on plot 19 alongside - PA 12/01407.
The driveway is 8.6m long and 4.5m wide. As this will accommodate only a single vehicle, it is important if planning permission is granted for this development, that the provision within the Town and Country Planning (Permitted Development) Order 2012 regarding the use of the garage as living accommodation and its conversion thereto by removing the garage door, is suspended. Bearing in mind the limited space around the property it is also important that the provisions for expansion of the dwelling are restricted and the provisions of most of the Order should be suspended. The Order was suspended in the approvals granted for the other dwellings on the estate.
Case Officer :
Miss S E Corlett
Photo Taken :
Site Visit :
Expected Decision Level :
Officer Delegation
The site lies within an area designated as Residential on both the Town and Country Planning (Development Plan) Order 1982 and the draft Southern Area Plan of 2011.
As such the provisions of General Policy 2 of the Strategic Plan are applicable, which state:
"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 space 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 adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan."
As such, regard should be had to the history of the site, and in particular PA 02/0712 which approved the layout of the site for 22 dwellings. The Inspector reporting on the layout of the estate clearly stated that "provided that the height of the dwellings was not excessive and did still retain the appearance of single storey structure as well as there being no overlooking of existing dwellings", he saw no harm in amenity or visual terms. He goes on to state "I can see little wrong with the principle of including dormer windows providing they do not face existing dwellings or cause the height of the new buildings to become excessive" and recommended a condition which reads "The proposed dwellings shall generally be of a single storey height. Any dormer windows constructed shall not be in those elevations facing existing dwellings around the site in a manner that would cause overlooking and loss of privacy or result in the height of the new dwellings to become excessive".
Representations
Malew Parish Commissioners indicate that they do not objection to the application.
Assessment
The plot is one within the development - ie not backing onto existing residential dwellings outside the site. As such, there is a little more flexibility with these plots, which will not have an impact on the existing dwellings and where dormer windows have been approved. What is now proposed is taller than what was permitted, but less wide and the addition of the garage is not considered to have any adverse impact either on the appearance of the property or its impact on neighbouring property.
As such the application is recommended for approval. Whilst the site has a long planning history, as there has been permission granted for the development of this site, and what is proposed is less wide albeit higher than what has approval, it is not recommended that this application is referred to the Planning Committee and no Committee members have requested that the application is referred to them.
Party Status
The local authority, Malew Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 19.11.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approvalN : Notes attached to conditionsR : Reasons for refusalO : Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of a dwelling and garage as shown in drawing reference 0210/PL1020A received on 19th October, 2012.
C 3. The roofing of the dwelling must be finished in slate unless otherwise authorised by the Planning Authority (as approved previously under PAs 11/01074 and 05/00458).
C 4. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012, the garage may be used only for the storage of motor vehicles in association with the occupation of the main dwelling and may not be used as ancillary accommodation nor converted thereto without planning permission.
NOTE: the provisions of the PDO enable this to occur where there is provision for two vehicles to be parked within the curtilage of the dwelling, each space being at least 6m by 3.25m. This is not available within the development as shown.
C 5. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012, no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages or tanks for the storage of domestic heating fuel, shall be erected without planning permission, other than are expressly authorised by this approval.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 19/11/12
Determining officer (delete as appropriate)
Signed : G. H. O’Connor Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Jennifer Chance Development Control Manager
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