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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 Recommended Decision: Permitted Date of Recommendation: 23.06.2023
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:
Additional Persons None.
1.0 THE SITE - 1.1 The application site is the 1 ½ -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:
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:
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 nontraditional 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:
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 flatroofed 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
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:
8.2 The decision maker must determine:
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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