Loading document...
==== PAGE 1 ====
23/00315/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00315/B Applicant : Mr & Mrs Fred And Fiona Parkes Proposal : Installation of replacement window openings to fit French Doors with Juliet balconies in front, creation of a single storey extension comprising two car garage and one bedroom accommodation Site Address : Lilleo Farmhouse Abbeylands Estate Abbeylands Douglas Isle Of Man IM4 5BX
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.06.2023 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The living accommodation within the ground floor of the extension hereby approved shall only be used in association with the main dwelling house "Lilleo Farmhouse" and for purposes incidental to the use of main dwelling house "Lilleo Farmhouse" as a single dwelling, for no commercial/tourist purposes, nor sold separately from the main dwelling and only in accordance with the internal layout shown on plan 2301/PL1003 REV A received on the 23.03.2023.
Reason: The application does not propose to create separate units of accommodation within the site and has not been considered as such; the site is not designated for development nor for additional dwellings within the countryside; To ensure that the proposal remains available to meet the identified need; to prevent the accommodation being used as self- contained/tourist accommodation which is unrelated to the main dwelling house; avoiding any future fragmentation of the curtilage; and the living accommodation being used separately
==== PAGE 2 ====
23/00315/B Page 2 of 5
from the main dwelling house would result in a unacceptable level of overlooking of the occupants of this main dwelling house.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2, General Policy 3 and Housing Policy 16 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to the documents, covering letter and drawing no. 2301/PL1000, 2301/PL1002 Rev A, 2301/PL1003 Rev A which have been received on 23rd March 2023 and drawing no. 2301/PL1001 Rev A which has been received on 6th June 2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDER CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMEND FOR AN APPROVAL
1.0 THE SITE 1.1 The application site is Lileo Farmhouse, Lower Sulby Farm, Scollag Road, Onchan, a detached dwelling located north of Scollag Road and southwest of Abbeylands Estate.
2.0 THE PROPOSAL 2.1 The proposed work is the erection of a single-storey pitched-roof side extension south of the existing side extension.
2.2 Half of the extension is a double garage and the other half is ancillary accommodation consists of a living room with a kitchenette and a bedroom with en-suite. The applicant has explained that this is help taking care of family members while help them maintain certain independency.
2.3 The proposal also include replacing two windows on the first floor of the front elevation with Juliet balconies.
3.0 PLANNING HISTORY 3.1 Alterations, erection of extensions, replace existing garage doors with doors and repositioning of approved stable was APPROVED under PA 12/00437/B.
4.0 PLANNING POLICY Site Specific 4.1 The site is not within an area designated for a specific land use. Therefore, it is considered to be part of the countryside.
Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 3,5 o General Policy 2 (b) (c) (g) (m) (n) o General Policy 3 o Housing Policy 16
==== PAGE 3 ====
23/00315/B Page 3 of 5
o Paragraph 8.12.1 o Community Policy 7 and 10 o Infrastructure Policy 5
PPS and NPD 4.3 No Planning Policy Statement or National Policy Directive is applicable to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 There is no strategy or guidance considered to be materially relevant to this application.
6.0 REPRESENTATIONS 6.1 Onchan District Commissioners has not commented at the time of the report (21.06.2023).
6.2 DoI Highway Services has not commented at the time of the report (21.06.2023).
7.0 ASSESSMENT 7.1 The main consideration for this application are its principle, its impact on the appearance of the property itself, on the character and streetscene of the area and on the amenities of the neighbours.
Principle 7.2 The proposed accommodation has sufficient amenities to be use as an independent dwelling. If a building, or part of a building, contains sufficient facilities to be used in a self- contained manner, it is generally considered to be a separate planning unit, whether or not they are occupied by a relative of occupants of the primary property, or used by guests.
7.3 The main test of whether such property can be considered as a separate planning unit rests upon its severability. This means if the alleged ancillary use could practically and viably function on its own were the primary use of the premises cease or cease to be in the ownership of the same person. In the meantime, there are some case laws that has accepted fully self-contained accommodation as being ancillary to the principal residence, usually when such accommodation have been occupied by a dependant relative or disabled child, or even a servant, and certainly who pays the bills is a factor.
7.4 For this application, there is substantial comfort that the proposed accommodation would be used in association with the main dwelling house (Lileo Farmhouse). The proposed accommodation would utilise the access/driveway and parking area of the main dwelling house. Due to this it is much less likely that the occupiers of the main dwellinghouse would want unrelated people living in the proposed accommodation.
7.5 Given 7.4, it is considered that the proposed accommodation is ancillary to the main dwelling. However, a condition forbid separating the ancillary accommodation from the main dwelling will still be attached to ensure the proposal does not mount to the erection of a house in the countryside, which requires much stricter principal test according to General Policy 3 (a).
Character of the House Itself 7.6 The main house has the shape of a traditional countryside dwelling but the existing architecture details and approved extension appears modern. It is considered that the overall appearance of the house is not traditional and therefore Housing Policy 16 applies to this application.
7.7 The proposed extension has a similar design as that of the existing extension. The overall lengths of the extension will be longer than the length of the main dwelling. However,
==== PAGE 4 ====
23/00315/B Page 4 of 5
the extensions are at an angle with the main dwelling and they are only single-storey. Therefore, it is considered that the proposed extension does not have a negative impact on the character of the area.
7.8 The proposed Juliet balconies are considered to have a neutral impact on the character of the house.
Character of the Area 7.9 The house is visible from the highway. As mentioned in section 7.6-7.8, the proposal fit in with the existing house and is therefore considered to not have a negative impact on the character of the area and the countryside.
Neighbouring Amenities 7.10 The extension is considered that there is no additional concern for overbearing or overshadowing.
7.11 There is no neighbouring building within 20m of the proposed extension. Therefore, it is considered that there is no additional overlooking concern.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2, General Policy 3 and Housing Policy 16 of the Strategic Plan. Therefore, it is recommended for an approval.
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: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
9.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Committee Meeting Date: 10.07.2023
Signed : P SHEN
==== PAGE 5 ====
23/00315/B Page 5 of 5
Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal