Erection of extension to replace existing conservatory
Site Address:
8 St Marys Meadow Ballaugh Isle Of Man IM7 5AJ
Case Officer:
Miss Melissa McKnight
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the residential curtilage of 8 St Mary's Meadow, a two storey detached property sited on the western side of St Mary's Meadow, Ballaugh.
The application dwelling is open plan at the front with the garden and driveway adjoining the footpath. To the rear is a large garden bounded by mature vegetation, a belt of large trees and timber fencing.
The surrounding area is characterised by large detached properties of similar form and appearance, however there are some noticeable material differences between the properties in St Mary's Meadow.
The Proposal
The planning application seeks approval for the erection of an extension to replace an existing conservatory to the rear elevation and to block up the ground floor southern elevation window.
The proposed extension would measure 10.5 metres wide and project 4.4 metres from the rear elevation of the main dwellinghouse and would have a maximum height of 3.4 metres.
The proposed extension would be finished in Manx stonework on the walls with red brick surrounds. The roof would be finished in concrete tiling to match the main dwelling. In addition the proposed extension would have three uPVC patio doors installed on the eastern elevation and one on the north elevation.
The final element of the proposal is the installation of two roof lights on the roof pitch each measuring . Under Schedule 1, Section B, Class 28 of the Town and Country Planning (Permitted Development) Order 2012 would allow for the installation of the two roof lights without the need for planning permission.
Planning History
The application site has been the subject of six previous planning applications, three of which are considered materially relevant to the assessment of this current planning application and all were granted planning permission:
11/00981/B: First floor extension to dwelling. 04/01135/B: Erection of a conservatory on rear elevation of dwelling. 91/01912/B: Erection of dwelling with integral garage, Plot 8, St. Mary's Meadow, Station Road, Ballaugh.
Planning Policy
In terms of local plan policy, the application site is designated as proposed residential under the Isle of Man Planning Scheme (Development Plan) Order 1982.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material 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:
(a) is in accordance with the design brief in the Area Plan where there is such a brief;
(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;
(e) does not affect adversely public views of the sea;
(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;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption."
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."
Representations
Ballaugh Parish Commissioners have no objection to the current planning application.
The Department of Infrastructure Highways Division has no objections to the current planning application.
Assessment
Given the nature and level of development proposed it is imperative to consider the impacts of the proposal on the residential amenity of 'Carsaig' and No. 9 St Mary's Meadow and the impacts of the proposed extension on the existing appearance of the dwelling and the immediate surrounding area.
The proposed extension would be erected 1 metre from the timber fence boundary between the application site dwelling and 'Carsaig'. The boundary at present does not offer significant screening and the proposed new extension would be visible from the neighbouring property. However, given that the extension would not have a large amount of glazing installed on the southern side, apart from one small window, and replaces a fully glazed feature; the proposal would not increase or encourage levels of overlooking. In addition the proposed extension is not considered to be of a scale to cause a detrimental impact upon the residential amenity of the neighbouring property given that the proposed extension would have the same height as the existing conservatory and would project approximately 1 metre less than the conservatory to be replaced.
Given the orientation of the application site and neighbouring property No. 9 St Mary's Meadow to the north, the proposed extension is not judged to have a impact upon the residential amenity or private amenity of the residents of the neighbouring property.
In regards to the existing dwelling, the dwelling is considered to be of a traditional appearance of siting, layout, scale, form, design and landscaping of buildings and the spaces around. The proposed finish in Manx stone is thought to compliment the main dwelling and provide a pleasant addition to the dwelling.
Given that the proposed extension would be erected at the rear of the property and would not be visible from a main public thoroughfare, the proposal is considered to have a minimal, if any, impact on the street scene of St Mary's Meadow.
The blocking up of the ground floor southern elevation window is not considered to cause harm to the enjoyment of the existing dwelling and is deemed to have a minimal impact on the street scene of St Mary's Meadow.
Overall it is concluded that the proposal contained within this planning application accords to the provisions set out in General Policy 2, Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be permitted.
Party Status
The local authority, Ballaugh Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 12.02.2013
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 approval for the erection of an extension to replace an existing conservatory and the blocking up of the ground floor southern elevation window relates to Drawing No: 508.05A date stamped 10th January 2013.
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: 14.2.13
Determining officer (delete as appropriate)
Signed: _________________________ Anthony Holmes Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Sarah Corlett Senior Planning Officer
Signed: _________________________ Jennifer Chance Development Control Manager
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