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23/00481/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00481/B Applicant : Mr & Mrs Lee Morgan Proposal : Erection of replacement single storey side extension Site Address : Greensleeves Douglas Road Kirk Michael Isle Of Man IM6 1AT
Planning Officer: Mr Hamish Laird Photo Taken : 01.06.2023 Site Visit : 01.06.2023 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 23.06.2023 __
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.
This application has been recommended for approval for the following reason. Overall it is concluded that the planning application accords with the provisions set out in Housing Policy 15, Environment Policy 1 and Environment Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to:
Drawing No. JTM2256-P-01 - Site Location Plan showing site edged red - scale 1:2500;
Drawing No. JTM2256-P-02 - Proposed Site, Ground and First Floor Plans and Elevations;
and documents - all date stamped and received 25 April, 2023.
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Interested Person Status - Additional Persons
None.
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Officer’s Report
1.0 THE SITE 1.1 The application site is the 1 1⁄2 -storey, residential dwelling with single storey rear element attached, at Greensleeves, situated on the south-east side of the A3 Douglas Road, Kirk Michael, which is white painted, render construction under a plain-tiled roof. It has a single storey front link extension leading from the dwelling to a double garage building and features a side wing which opens out via double sliding doors in the rear elevation onto a raised patio area. The dwelling stands within a spacious landscaped area set well back from the road accessed via a gated driveway with open lawned garden to the front, side and rear interspersed with trees and shrubs. The site is located in the countryside beyond the settlement limits for Kirk Michael and is one of two dwellings (the other being Moaney Mollagh) adjacent to each other on this side of the road.
2.0 THE PROPOSAL 2.1 The application proposes the "Erection of a single storey replacement side extension". The new extension would be attached to the south-east side of the dwelling and would replace/incorporate the footprint of the existing utility room which is tucked behind the side elevation of the garage on this side of the dwelling. It would measure approx. 3.5m wide x 11.9m long x 3.27m high to the ridge of the flat roof. It is proposed to render the external walls to match those of the existing dwelling. It would provide a new utility room with window serving it in the side elevation, and an extension - following removal of the existing side wall of the dwelling - to the present kitchen/dining room making it into a larger kitchen/sitting room/dining area/snug. The utility room would remain connected via internal doors to the Kitchen area and garage. A pair of sliding patio doors would be inserted in the rear elevation to allow access out onto the rear, raised patio area.
3.0 PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the East (2020) as land not designated for a particular purpose, and the site is not within a Conservation Area. The site area is not prone to flood risks. There are no registered trees on site, and the site is not within a registered tree area.
3.2 As such, the following parts of the Strategic Plan are relevant:
Given the nature of the application it is appropriate to consider General Policy 2, Environment Policy 2 and Housing Policy 16 of the Isle of Man Strategic Plan.
3.3 General Policy 2 of the Isle of Man Strategic Plan 2016 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;
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(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;
3.4 Environment Policy 2 of the Isle of Man Strategic Plan 2016 states "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."
3.5 Housing Policy 15 of the Isle of Man Strategic Plan 2016 states: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
3.6 Housing Policy 16 of the Isle of Man Strategic Plan 2016 states "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."
3.7 Environment Policy 22 (in part): Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: (iii) vibration, odour, noise or light pollution; The site is not in a Flood Risk Area or Conservation Area and none of the buildings or trees on site is Registered.
4.0 PLANNING HISTORY 4.1 16/00702/B - Removal of chimney stack (retrospective) - approved 11/8/16. 4.2 07/00437/A - Approval in principle to erect a replacement dwelling and amend existing access - approved 14/6/07. 4.3 05/01951/A - Approval in principle for the erection of a dwelling on land adjacent Greensleeves, Douglas Road - Refused 24/11/05; and, Refused at Appeal 4/7/06.
5.0 REPRESENTATIONS 5.1 Highway Services (18/5/23) comments that it has no highway interest in the application.
5.2 Michael Parish Commissioners had made no comments by the Report drafting stage.
5.3 No neighbour representations had been received by the Report drafting stage.
ASSESSMENT 6.1 The dwelling and its attendant double garage occupy part of a very large residential plot Located on the SE side of Douglas Road. It has been lawfully erected on the grounds that it is more than 10 years old and has benefitted from the grant of planning permission Ref:
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16/00702/B for the retrospective removal of a chimney stack - approved 11/8/16. The principle of development is, therefore, accepted.
6.2 The fundamental issues to consider in the assessment of this planning application are:
(i) the provisions of Policy H15 and whether the cumulative impact of the extensions amounts to more than 50% of the original dwelling; (ii) visual impact of the proposed development on the character and appearance of the existing dwelling and upon the visual amenity of the surrounding area.; (GP2 b, c) (iii) the impact upon the amenities (overlooking, loss of light; over bearing impact; (GP2 g)
6.3 Policy H15 of the Strategic Development Plan indicates that "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)." In this case the extent of the floor area of the extension is significantly below that of the host dwelling, and there is no evidence in the sites planning history of previous extensions having been approved. Therefore, the proposal is considered to accord with the provisions of Policy H15 of the Adopted Strategic Development Plan (2016).
Visual impact 6.4 The proposed works involve the addition of a single storey replacement side extension to the south-east side of the dwelling which would, in part, replace/incorporate the existing flat- roofed utility room/garage link which is tucked behind the side elevation of the garage on this side of the dwelling. It would measure approx. 3.5m wide x 11.9m long x 3.27m high to the ridge of the flat roof. The use of white painted render for the external walls to match those of the existing dwelling, and the employment of a flat roof with 2 No. flush fitting lanterns over, and alterations involving the removal of the existing external wall to open out the present kitchen/dining area into the new open plan kitchen/dining/snug area to be created within the extension represent a minor alteration to the external appearance of the property and are considered to be acceptable in principle. The 2 No. roof lanterns over are effectively flush fitting and would stand proud of the flat roof by no more than 150mm. They would allow daylight into the kitchen and dining areas of the room, as well as being able to be opened for ventilation. Being located on the flat roof of the extension they would not be visible from ground level and would not appear incongruous. It is considered that the development would not adversely impact upon the appearance and visual quality of Greensleeves, or that of the immediate area. This would accord with the provisions of Policy GP2 b) and c) of the Adopted Strategic Development Plan (2016).
6.3 Neighbouring amenity Given the small scale of the works which externally would be limited to the appearance of the single storey side wall of the extension on its SE side, the extension would not give rise to any adverse visual impact on the property when viewed from the neighbouring residential at Moaney Mollagh. The present boundary hedging between the two properties assists in providing screening. In addition, the host dwelling would in part screen the extension from the neighbours at Moaney Mollagh, and any views of the extension from this neighbouring dwelling would be limited particularly when taking in to account the presence of the existing boundary hedge between the two properties. Due to its position, size, scale, and design, the ground floor side extension would not give rise to any significant adverse impact on the neighbouring occupier's residential amenities. This would accord with the provisions of Policy GP2 g) of the Adopted Strategic Development Plan (2016).
6.4 Environmental harm It is considered that occupants of neighbouring dwellings are sufficiently well-screened, and are of sufficient distance away for any light spill, or noise emanating from the
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kitchen/dining/snug room when the windows and roof lanterns are open for it to be a nuisance to these neighbouring residents.
7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and would comply with the principles of General Policy 2, Environmental policy 22 of the Isle of Man Strategic Plan 2016, and is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 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 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.
8.2 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 can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 27.06.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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