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17/01268/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/01268/B Applicant : Miss Pamela Smith Proposal : Erection of two storey extension to provide additional ancillary living accommodation Site Address : Ballaoates Cottages East Baldwin Isle Of Man IM4 5EN
Case Officer : Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.03.2018 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. No tree shown as being retained on drawing number 03 shall be cut down, uprooted, or wilfully destroyed during the development phase. The protection measures and construction methods detailed in the email and Tree Survey and Report prepared by Manx Roots Tree Management Limited both submitted 6th March 2018 in support of the application shall be adhered to in full, subject to the pre-arranged supervision detailed in appendix 4 by a suitably qualified and pre-appointed tree specialist.
Reason: In the interest of preservation of the existing trees on site.
C 3. No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details.
Reason: To provide adequate safeguards for the bats.
Plans/Drawings/Information;
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This approval relates to drawing numbers 01, 02, 03, 04 and supporting information statement all date stamped and received 07/12/2017 and Manx Roots Tree Management Survey and email both date stamped and received 06/03/2018.
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Interested Person Status - Additional Persons
NONE __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of Ballaoates Cottage, East Baldwin, Braddan. The site sits on a triangular plot at the junction where the East Baldwin Road B21 meets with the Ballaoates Road A22.
1.2 The existing dwelling sits in the north-west corner of the site and runs parallel with the East Baldwin Road. The dwelling comprises a mix of both traditional and non-traditional elements, although the property appears mostly as a Manx cottage it has features such as one hipped and one gable side elevation, a projecting lean-to extension providing a kitchen along the rear elevation, two stepped mono-pitch garages attached to the north side elevation and a mammoth chimney stack central to the property. Each of these non-traditional elements cumulatively detracts from the historic and traditional qualities of the existing dwelling.
1.3 The dwelling is two storeys however the low eaves levels results in most of the first floor accommodation being within the roof space. There are still windows on both the front and rear elevations serving the first floor although these are windows are noticeably smaller than the ground floor windows and sit directly under the eaves.
1.4 On the south side gable elevation there is an existing window and a set of patio doors proving access into the lawned garden. The site is bound from the main road by a mix of fencing and hedging. On the eastern boundary of the site there is an large existing mature sycamore tree, at the southern tip of the site is an existing palm tree.
PLANNING PROPOSAL 2.1 The current application proposes the erection of a two storey extension to the main dwelling to provide additional living accommodation. This extension will be approx. 5m wide x 8m deep and will be located on the south side elevation. On the front elevation the extension will have two windows (one at GF and one at FF) matching the existing windows on the front elevation.
2.2 At the rear the extension will have a further projection matching the existing lean-to on the main dwelling; this part of the proposal will provide an extension to the existing kitchen. This proposed lean-to will also wrap around to the south side elevation to provide a sun lounge.
2.3 Internally the proposal will provide an extension to the existing kitchen as well as providing a lounge, sun lounge and a porch/lobby area at ground floor. At first floor the proposal will provide a new bedroom and en-suite. The first floor is to be access by a new set of stairs within the extension.
2.4 In addition to the extension the application also proposes the removal of the hipped roof on the adjacent side elevation to provide a traditional gable to match the finish of the new extension.
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PLANNING HISTORY 3.1 There have been three previous applications submitted for the site; two for the installation of velux windows (PA 99/00709/B and PA 96/00193/B) and the most relevant in the case of this application is PA 16/00410/B for the demolition of existing garages and erection of a detached building to provide garage, utility and storage with ancillary living accommodation. This application for the new separate residential unit was considered to be contrary to the policies of the IOM Strategic Plan which clearly set out that new residential development should be directed to sustainable locations within existing towns and villages and not within the countryside. The application was withdrawn.
PLANNING POLICY 4.1 In terms of local plan policy, the application site sits within an area designated as 'wood' on the Braddan Local Plan 1991 Map 2. On the 1982 Development Plan the site also lies within a site designated as woodland and on the cusp of an Area of High Landscape or Coastal Value and Scenic Significance. Based on the AHLV designation of the site and minded that the existing dwelling is a mix of both traditional and non-traditional elements it is relevant to consider Environment Policy 2 and Housing Polices 15 and 16 of the Isle of Man Strategic Plan 2016 In addition to this it is also relevant to consider Policy 13.3 of the Written Statement Planning Circular 6/91 of the Braddan Local Plan 1991:
4.2 Environment Policy 2: "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."
4.3 Housing Policy 15: "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)."
4.4 Housing Policy 16: "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."
4.5 Policy 13.3 - Braddan Local Plan 1991: "The rural areas of Braddan Parish District will be designated as being of High Landscape Value. As part of the policy it is essential that the important tree groups and woodland within the Parish will be subject to a maintenance and management scheme which will include under- planting as and where necessary."
REPRESENTATIONS 5.1 Braddan Parish Commissioners have no objection to the planning application (20/12/2017)
5.2 The Department of Infrastructure Highway Services stated that the access/egress arrangements of the existing driveway will remain unchanged and therefore they do not oppose the application (22/12/2017).
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5.3 Senior Biodiversity Officer from DEFA has commented on the application stating that this area is good for bats and that the property fits within the guidelines for building recommended for a bat survey. As there are bats recoded in the vicinity and the application proposes modifications to the existing roof the Sen. Biodiversity Officer has recommend a conditioning requiring a bat survey to be taken prior to any development works to the roof. This survey is to be carried out during the active season (May - Sep), and if bats are found, that a suitable plan be provided to mitigate the effects of the development (03/01/2018).
5.4 Arboricultural Officer from DEFA commented on the application stating that the large mature sycamore along the eastern boundary is of fine form and visually prominent from the Ballaoates Road and the East Baldwin Road. It is a 'category A' tree which is of the highest quality and worthy of consideration as a material constraint to development. The Arboricultural Officer indicates that a tree of this size will have a large root protection area likely offset to the west. An Arboricultural Impact Assessment and Tree Protection Plan was requested to understand where the roots system were located and how these would be protected during construction (10/01/2018).
5.5 An initial Tree Survey and Report was submitted on 23/02/2018 by Manx Roots however the Arboricultural Officer considered it to be lacking in detail in certain areas such as the disregard for roots under the house, impact on and potential loss of feeder roots, ground protection and site supervision.
5.6 On 06/03/2018 a revised Tree Survey and Report was submitted by Manx Roots which provided additional information and an update on the report following the request of the Arboricultural Officer. The report was considered acceptable by the DEFA Arboricultural Officer who indicated that the method statement was now robust enough to give a degree of confidence that the proposal can be implemented without having an adverse effect on the tree. It was recommended that a condition be added protecting the tree and ensuring the protection and construction methods of the Tree Survey and Report are adhered to in full and provided with supervision as detailed in Appendix 4. This condition only fully discharged on completion of the development subject to satisfactory evidence (06/03/2018).
ASSESSMENT 6.1 The first issue to address is whether or not the principle of the ancillary accommodation is considered to be acceptable. General Policy 3 sets out a general presumption against new residential development in the countryside. Although the description for this application indicates that the proposal is for ancillary accommodation the accommodation provided and set out within the submitted drawings forms an extension to the existing dwelling and relies solely on the existing kitchen within the main dwelling for cooking and cleaning facilities. The ancillary accommodation is not self-contained and therefore not considered to be a new dwelling in the countryside. The proposal is to be considered as an extension to the main house and therefore HP 15 and 16 are most relevant in the assessment.
6.2 The proposal has been subject to pre-application advice which has resulted in the submission of the current scheme. The key tests and fundamental issues to consider in the assessment of this application fall to;
EXISTING HOUSE 6.3 Aforementioned Ballaoates Cottage comprises a mix of both traditional and non-traditional qualities and therefore it is important to consider both the impact of the extension on the character of the exiting property (HP15) and whether the proposal would increase the impact of the property from a public perspective (HP16).
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6.4 The location of the proposed extension on the southern side elevation will result in an elongation of the existing property; this will be evident from the main road and public perspective. The extension has been designed as such to match the mass, form and design of the main dwelling. The inclusion of the two front elevation windows to match those on the existing dwelling helps to create a frontage that now represents a more traditional Manx vernacular cottage with vertically proportioned apertures.
6.5 This vernacular quality is further enhanced by the modification to the roof to provide a pitched roof gable on the northern side and the elimination of the non-traditional hipped roof.
6.6 Additional lean-to structures are proposed on the side and rear elevation, these structures are not so traditional but do match with the size and design of the existing lean-to at the rear of the dwelling. The south side lean-to is set back from the front elevation of the house which helps in reducing its visual prominence from the main road. Although the upper roof levels of these lean-to's are likely to be visible from the main road they are not expected to increase visual impact from public perspective or to detract from the character of the existing dwelling to warrant a refusal.
6.7 Finding an extension that harmonises with the existing dwelling has been a lengthy process for the applicants. Previously withdrawn applications and extensive discussions with the Planning Department have led to the current scheme; this scheme provides additional living accommodation within an extension to the main existing dwelling. The modest size of the extension is sufficient enough to meet the clients' needs without an overbearing or detrimental impact on the unusual yet traditional character of the existing dwelling.
IMPACT ON WOODLAND 6.8 The site is located within an area of woodland, this designated woodland falls along either side of the Ballaoates Road and lines either side of the River Glass 160m east from the site. The site itself is relatively open with mostly hedging and fencing forming the boundary. One large Category A sycamore tree stands within the curtilage of the dwelling. The tree is located along the eastern boundary of the site approx. 13m from the dwelling and proposed extension.
6.9 The DEFA Arboricultural Officer states that this Category A sycamore tree is of the highest quality and worthy of consideration as a material constraint to development. Its preservation and protection is vital and should not be compromised by harmful development. The Arboricultural Officer indicated that a tree of this size is likely to have a large spread of tree roots and that these roots could potentially be under the existing house and/or the area of the proposed extension. In order to fully understand the rooting system and the relationship between the existing tree and the site an Arboricultural Impact Assessment and Tree Protection Plan was requested.
6.10 The agent submitted the initial Tree Survey and Report by Manx Roots on 23/02/2018. This was reviewed by the DEFA Arboricultural Officer and concluded to be lacking in some of its information with particular regard to feeder roots under the house, ground protection and future site supervision.
6.11 A revised Tree Survey and Report was submitted on the 06/03/2018 this set out that there were no significant roots greater than 25mm diameter within an exploratory hand dug trench along the line of the proposed extension footings and that the total loss of calculated potential rooting area is less than 10%. This minimal percentage is not to have any noticeable adverse effect on the long term health of the tree. The method statement sets out suitable ground protection and protective fencing for a CEZ and sufficient site supervision. The tree is registered under the Tree Preservation Act (RT0587), while some sensitive pruning may be required, this work will be tightly controlled by DEFA.
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6.12 The revised and updated Tree Survey and Report was reviewed by the DEFA Arboricultural Officer and considered to be acceptable subject to a suitably worded condition ensuring the protection and construction methods detailed within the Manx Roots Tree Survey and Report are implemented and that sufficient information is submitted following the completion of the development to evidence that the plan has been successfully adhered to and no impact has been caused to the tree. In line with Policy 13.3 of the Braddan Local Plan 1991 the maintenance and management scheme for the protection of the tree which is important and essential for the designated woodland and tree groups within the Parish.
IMPACT ON AHLV 6.13 The current application proposes an extension to the existing residential dwelling only to create additional living space. The location of the extension physically adjoining the existing dwelling helps to limit the impact on the wider AHLV. This appropriate location coupled with its sympathetic size and design and use of appropriate material that match the existing dwelling help to further limit any visual impact on the wider AHLV and general countryside character.
CONCLUSION 7.1 The proposed extension is considered to be appropriate and sympathetic to the character of the existing dwelling without causing any significant adverse visual impact to the general public or to the wider AHLV. As the scheme not includes an acceptable tree management plan the proposal is unlikely to have any impact on the wider area of designated woodland in which the site is located. The modifications to the roof are also expected to contribute to the Manx vernacular qualities of the existing dwelling by creating a symmetrical gable finish.
7.2 The extension will provide suitable living space for the applicants' mother. While the application makes reference to ancillary accommodation; this additional living space is to be provided by means of an extension to the existing house and not a separate unit. The proposed additional living space is to be reliant on the existing kitchen facilities of the main house. The existing dwelling and extension will remain as one single residential unit. The division of which into two would be contrary to the policies of the Isle of Man Strategic Plan 2016 and would not be supported.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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 in Article 6(4) who should be given Interested Person Status.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
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I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 29.03.2018
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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