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THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE EXTENSION, PLUS EARLIER EXTENSIONS WOULD AMOUNT TO AN ADDITION OF OVER 50% OVER AND ABOVE THE ORIGINALLY APPROVED FLOOR AREA
The site represents a parcel of land to the east of the Foxdale Road (A3) between the Corlea Road (B39) and the Shoulder Road (A36). The land accommodates a cottage which sits with its ridge at right angles to the road and very close to it. The cottage was recently renovated (see Planning History below) and as renovated represented a traditional property which provides 76 sq m of floor areas (measured externally) in a linear arrangement with a central core and a small annex on the roadside and a slightly larger one on the eastern side. In the originally approved scheme, the central and western sections were either retained or replaced - ie there was existing complete fabric in place at the time of the decision. In respect of the eastern section, only the rear wall was completely in place and part of the eastern elevation and this was permitted to be rebuilt.
A subsequent application was considered to extend the cottage and to add a detached garage - PA 10/1195. This increased the floor area to 106 sq. m. This is presently under construction.
The site has a vehicular access from the A3 and a parking area at the rear of the cottage.
The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as "white land", that is, not designated for development.
The draft Planning Policy Statement on Landscape Character Assessment contains the following guidance:
The overall strategy for the protection and enhancement of the Uplands Landscape Character Type is to conserve and enhance: the predominantly open and exposed character of the moorland hills and mountain summits; the generally uninterrupted skyline and panoramic views across the lower slopes and plains towards the sea; the strong sense of tranquillity and remoteness; and the distinctive features of cultural heritage and nature conservation interest.
Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:
The draft Southern Area Plan identifies specific policies in respect of the Southern Uplands as follows:
"The overall strategy for the area is to conserve and enhance the character, quality and distinctiveness of the open and exposed character of the moorland, its uninterrupted skyline and panoramic views, its sense of tranquility and remoteness and its wealth of cultural heritage features." Key views include "open and expansive panoramic views out to sea and over the southern portion of the Island and distant views in some areas enclosed by the surrounding peaks."
Now proposed is a further extension of the cottage, in an easterly direction in the form of a sun room, 5m by 4m with dwarf stone walls, largely glazed walling and a slate roof. The structure will be 600mm lower than the main ridge.
The floor area of the renovated cottage was 76 square metres. The approved extension added a further 30 sq. m, taking the extension up to 39% larger than the approved floor area. The sun room would add a further 20 sq m, taking the amount by which the property has been extended over and above the approved floor area, to 65%.
Planning permission was refused for renovation of the existing cottage and extensions under PA 03/0467. Permission was then given for the renovation and extension of the property (the re-building of the eastern annex) under PA 06/1556. This was amended, with the insertion of rooflights and minor changes to the doors and windows, under PA 08/0362. Work commenced upon PA 08/0362 and despite care taken to preserve the existing fabric in accordance with the approved plans and the method statement submitted in respect of that application, all but the front elevation of the main core and the entire western annex were removed or collapsed during the works. A further application was submitted to regularise these works, PA 08/2211 which was refused by the Planning Committee and recommended for refusal by the reporting Appeal Inspector. The Minster, however concluded that as
the scheme had been endorsed by a structural engineer and had been capable of renovation, planning permission had been granted on two occasions for renovation and the applicants had purchased the site on this basis and that a refusal would be likely to result in hardship, and approved the application.
PA 10/1195 proposed an extension to the cottage and the erection of a detached garage. The extension was on the rear elevation towards the eastern end and projected 5.5m from the rear elevation. The length of the ridge of the extension was 0.5m longer than that of the main core cottage. The extension provided a further 30 sq m of floor area - some 39% larger than the existing.
The garage was an L shaped structure finished in stone with a slated roof, with the longest walls 7m and an eaves height of 2.3m. The eaves were approximately level with the height of the roadside bank to the west which has a fuchsia hedge on top which extends to the cottage and obscures the view of the cottage from the north until one is almost parallel with it.
Housing Policy 13 was the relevant policy at the time of the determination of the previous applications. It states:
"In the case of those rural dwellings which have lost their former residential use by abandonment, consideration will be given in the following circumstances to the formation of a dwelling by use of the remaining fabric and the addition of new fabric to replace that which has been lost. Where
a) the building is substantially intact; this will involve there being at least three of the walls, standing up to eaves level and structurally capable of being retained; and b) there is an existing, usable track from the highway; and where c) a supply of fresh potable water and of electricity can be made available from existing services within the highway.
This policy will not apply in National Heritage Areas (see Environment Policy 6). Permission will not be given for the use of buildings more ruinous than those in a) above, or for the erection of replacement buildings. Extensions of dwellings formed in accordance with the above may be permitted if the extension is clearly subordinate to the original building (ie. in terms of floor space measured externally, the extensions measures less than 50% of that or the original)."
Housing Policy 15 deals with the extensions to properties in the countryside. It 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)."
Malew Parish Commissioners indicate that they do not oppose the application.
Applied directly to the completed and occupied property, the proposal departs from Housing Policy 15 as it represents an area greater than 50% of the approved footprint. However, the extension now proposed is on the side of the property furthest from and not publicly visible and will therefore not affect the character or the appearance of the property.
It is also relevant that very close to this property is another cottage - also known as The Croit, some 60m to the south which was created through the demolition of the former cottage and re-building, despite permission having been granted for the renovation not the re-building of the existing dwelling. Subsequent to this, two extensions have been permitted, both prior to the adoption of the Strategic Plan and prior to any specific control over the size of extensions. What is proposed in this
current application is smaller and of better proportions to what has occurred at The Croit to the south and all finished in stone whereas the other property and its extensions are all finished in render.
The existing cottage, even as extended under the provisions of the most recent approval, is very limited in floor area, not only in terms of the actual size but also the layout which is linear and thus some of the space is dedicated to a hallway. The extended cottage would still only provide 126 sq m of floor area, measured externally, which is still around the amount of floor area of a traditional Manx two storey cottage (whose basic footprint is generally around 5.5m by 11m) although of course, the application property is single storey and as such the floor area is spread out over a larger footprint.
There will not no adverse visual impact from the proposed development which even if viewed would be acceptable in terms of impact on the character and appearance of the property. As such the application is recommended for approval.
The local authority, Malew Parish Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 01.07.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the alterations and extension shown in drawings WL/11/1200/2, WL/10/1165/3B and WL/10/1165/4B all received on 1st June, 2011.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : A Committee Meeting Date : 7-7-11
Signed : S. A. B. C. D. E. F. S. Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☐ YES ☑ NO
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