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23/00928/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00928/B Applicant : Mr & Mrs Daniel Kirk Proposal : Erection of front porch and extension on side of property. Site Address : 2 Knocksharry Cottages Ramsey Road Peel Isle Of Man IM5 2AF
Director of Planning and Building Control: Miss Jennifer Chance Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.11.2023 __
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 extension hereby approved shall not be occupied at any time other than in association with the residential use of the dwelling at 2 Knocksharry Cottages as identified on the approved plans and shall not be occupied as an independent dwelling unit.
Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
N 1. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.
You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.
To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.
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23/00928/B Page 2 of 4
This application has been recommended for approval for the following reason. The proposed development would respect the scale, form and design of the existing property. It would not result in any undue impact on the character of the area or unduly impact on features of archaeological importance, or neighbouring amenity. Consequently the proposal would comply with policies in the Development Plan.
Plans/Drawings/Information; Plan reference DK/2/23 annotated 'revision as requested 10/10/23' received 2 November 2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of a semi-detached residential dwelling. It sits within the countryside at an oblique angle to Ramsey Road and accessed by a lane that also serves Knocksharry Farm and 1 Knocksharry Cottages. The property is a three over two traditional Manx dwelling that appears unaltered from the front but that has undergone extensions to the rear. The attached property has been subject to a two storey extension to its side. Garages are provided to the rear of the site accessed from the rear.
2.0 THE PROPOSAL 2.1 Proposed is the erection of a square topped porch to the front of the existing main door; and a single storey extension to the side that has a pitched roof matching the existing house at the front and a flat roof towards the rear with a canopy over French doors to its side. The external finishes would match the existing.
3.0 PLANNING POLICY 3.1 Under the 1982 Order the site lies outside of any settlement but within an Area of High Landscape or Coastal Value and Scenic Significance. Adjacent to the site is an ancient monument/area of archaeological interest.
3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;
3.3 Housing Policy 15 that restricts extensions to traditionally styles properties in the countryside unless they respect the proportion, form and appearance of the existing property. Generally extensions should be less than 50% of the existing building.
3.4 Strategic Policy 4 seeks to protect or enhance the fabric and setting of Ancient Monuments and sites of archaeological interest.
3.5 Environment Policy 40 precludes development that would damage, disturb or detract from an important archaeological site or an Ancient Monument or the setting thereof.
3.6 Environment Policy 41 sets out that archaeological evaluations will be required prior to the determination of proposals that affect sites of known or potential archaeological significance. In cases where remains are affected but preservation in-situ is not merited, excavations and/or recording in advance of construction work may be required by condition.
3.7 Residential Design Guidance provides advice on the design of extensions to existing properties amongst other matters. The guide resists flat roof extensions.
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23/00928/B Page 3 of 4
4.0 PLANNING HISTORY 4.1 Previous approvals at the address include the provision of a pitch roof and installation of plastic windows (97/01211/B); a first floor extension to the rear (06/00130/B); Use of a summer house as a beauty salon (07/01983/C); and a first floor extension (15/00250/B).
5.0 REPRESENTATIONS 5.1 Highways Services commented (03/11/23) no significant negative impact upon highway safety, network functionality and/or parking, as there is parking available in front of the property and along the side road.
5.2 Manx National Heritage (09/11/23). Given the location of the adjacent monument to the site, historic alterations to ground levels and other historic disturbance, the current proposal does not merit an archaeological investigation (see full comments on file).
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are whether the extension respects the existing dwelling and its surroundings and whether there would be any impact on neighbouring amenity.
6.2 Overall, the design of the extension, now amended, respects the scale, proportion and form and the existing dwelling when viewed from the front of the property that faces the road. The attached semi does not have a front porch and the introduction of one here unbalances the dwellings but only to a limited extent. The flat roof element lies towards the rear of the property which has already been subject to some alteration. Whilst the flat roof is unfortunate it represents a sensible solution to what would otherwise be an awkward roof design. This part of the development would only be seen by those accessing the farm and its associated uses and the neighbouring property at no.1 Knocksharry Cottages. As such its impact is minimal and acceptable. The proposed canopy would be a discordant feature, but again would have limited impact.
6.3 The extension would be visually and physically subordinate to the existing dwelling, being an additional 32% of the existing floor area.
6.4 The proposed extensions would be to the side of the dwelling that sits furthest from its attached neighbour and would not result in any undue loss of amenity.
7.0 CONCLUSION 7.1 The proposed development would respect the scale, form and design of the existing property. It would not result in any undue impact on the character of the area or unduly impact on features of archaeological importance, or neighbouring amenity. Consequently the proposal would comply with policies in the Development Plan.
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.
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23/00928/B Page 4 of 4
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 the Head of Development Management 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 : 27.11.2023
Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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