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1.1 The application site is the extensive residential curtilage of the dwelling known as Long Meadow, Glen Road, Ballaugh, which is a large, two-storey detached property, located on southwest of Glen Road and south of Ballaugh village.
1.2 The site is sited nearby other detached dwellings within large grounds and includes various barns and outbuildings.
2.1 Full planning approval is sought for the erection of a first floor conservatory at the rear of the property. This would sit atop an existing single-storey projection and alongside an existing two-storey projection, which itself has a projecting gable. It would have a hipped roof that would sit roughly 0.8m lower than the aforementioned projecting gable and roughly 1.0m lower than the main ridgeline of Long Meadow itself.
2.2 The conservatory would have white uPVC frames.
3.1 Planning approval was granted in 2007 for "Construction of balcony and alterations to existing sun room to dwelling" under PA 07/00135/B, but neither this nor any of the other previous applications on the site are considered to be material to the assessment of this current application either due to the nature of the proposal or the time elapsed since its determination.
4.1 The application site is within an area recognised as being an area of 'woodland', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; however it is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
4.2 On this basis, two policies of the Strategic Plan are considered relevant. While the site's location within an area zoned as High Landscape or Coastal Value and Scenic
Significance might normally make Environment Policy 2 applicable, this policy is considered to apply specifically to wholly new development proposals rather than for alterations to existing built development.
4.3 As such, Housing Policy 16 applies: "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."
4.4 Of similar importance are the provisions of General Policy 2, which states (in part): "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:
5.1 In correspondence date-stamped as having been received 31st December 2014, Ballaugh Parish Commissioners advise that they have no objection to the proposal.
6.1 The key issue is whether or not the proposed conservatory is acceptable for this dwelling, in this location and having regard to the fact that the dwelling is of non-traditional form, albeit that it is in a good state of repair and offers some traditional features in the form of stone coping, rendered finish and bookended chimneys.
6.2 The dwelling already has one conservatory to a side elevation and therefore the need for a second might be questioned, and could be objectionable if the new conservatory was likely to result in the dwelling having an increased visual impact as viewed by members of the public.
6.3 As noted, the site is large and the dwelling is positioned fairly centrally within it. While there are public viewpoints in the form of footpaths and Ballaugh Plantation, views of the dwelling are necessarily long distance. As such, the fact that the conservatory would not result in a larger footprint than offered by the existing, and nor would it be any higher than the existing, it is considered that an objection on these grounds in respect of Housing Policy 16 could not be sustained.
6.4 The conservatory proposed is not especially inspiring, and conservatories at first floor level can appear slightly visually jarring - probably because they are normally found at ground floor level. However, given the site's secluded nature and the appropriately-scaled conservatory, it is similarly considered that an objection on these grounds in respect of parts (b), (c) and (g) of General Policy 2 could not be sustained.
7.1 While the proposed conservatory is of no especial merit, it could not be considered as likely to be unduly harmful from a visual amenity point of view. It is therefore recommended that approval be issued.
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommended Decision: Permitted
Date of Recommendation: 14.01.2015
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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.
The approval hereby issued relates to the two plans both carrying the same reference (14/39/01) and both date-stamped as having been received 12th December 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Date : 16.1.15
Determining officer (delete as appropriate)
Signed : ... Chris Balmer Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Sarah Corlett Senior Planning Officer
Signed : ... Jennifer Chance Head of Development Management
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