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17/01341/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/01341/B Applicant : Patrick Crookall Proposal : Alterations and extensions to property including extension to garage and remodelling and extension of existing house Site Address : Cly Ny Mona Ballamodha Straight Ballasalla Isle Of Man IM9 3EL
Case Officer : Miss S E Corlett Photo Taken : 16.01.2018 Site Visit : 16.01.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.01.2018 __
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.
Plans/Drawings/Information;
This decision relates to drawings 178/011, 178/001, 178/020, 178/021 and 178/010 all received on 27th December, 2017. __
Interested Person Status - Additional Persons
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Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing dwelling, Cly ny Mona, which sits on the eastern side of the A3 Foxdale Road, to the north of its junction with the A34 Phildraw Road. The sits accommodations a dwelling, Cly ny Mona and a garage. Alongside the dwelling is another property, The Cottage which is outwith the residential curtilage of Cly ny Mona. At the
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western end of the site, alongside its access onto the A3, is another property - Bankfield Cottage and Bankfield Studio.
THE PROPOSAL 2.1 Proposed is the extension and re-modelling of the property, taking cognisance of the extant approval for a scheme of extensions approved under 15/00553/B as well as 11/00737/B although the latter has expired. The extensions effectively link the existing garage with the house in a similar fashion to what was approved under 15/00553/B. This application sought and gained approval for an extension which provided new fabric to join the house to the garage with a single storey link providing a utility room, gym and kitchen.
2.2 The new application proposes the same link but smaller, with part of the originally approved space used as an additional garage, and to be used for an entrance hall. The proposal also includes the upward and sideways extension of the garage to provide office accommodation above the garage space and a car port on the northern side, the forward extension of the house to provide an extension to the house.
2.3 The extension forward of the rear elevation will project 5m from the existing rear elevation facade. Due to the rising slope of the land, the garaging is lifted above the level of the rest of the house and there is space for a basement beneath the main accommodation.
2.4 The main entrance to the property is to be changed to the new single storey element of the building and the existing pillared entrance on the northern elevation of the main house will be changed to a more simple, vertically proportioned, full height windows and the windows either side change to match and be symmetrical within the facade. A roof light is to be introduced.
2.5 The eastern elevation which is currently of the double gable of the main house with the garage somewhat detached, will become a long, single storey element attached to a new taller, longer garage with a car port on the northern extreme. The elevation has a row of three horizontally proportioned windows and a round headed door feature at the rear of the main entrance. The southern elevation of the existing house will not be extended but will have its windows modified and generally lengthened to present a consistent fenestration throughout the building, generally vertically proportioned and featuring a Georgian pane design.
2.6 The applicant has provided a design statement which describes the applicant's intentions for the property. It describes the existing structure as structurally intact and habitable but the size and layout of the spaces within the house being compromised in terms of the current owner's needs. The scheme aims to provide additional accommodation whilst rationalising the layout of the existing house and to unify the overall appearance of the building.
2.7 It refers to Housing Policy 16 and describes the existing dwelling as sitting some distance from the public highways and not easily visible from either the A3 or A34. They describe the best area for extension being where the extension is to be located, given the available views and outlook and whilst at the same time will result in little additional visual impact over the existing. The extension results in an increase of 55% over and avove the existing floor area. The previous scheme resulted in an increase of 55% over and above the existing floor area.
PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South as not for any particular purpose and within an area of Incised Slopes as part of the Landscape Character Appraisal. The intention of the latter is to protect the countryside and its rural character.
3.2 Housing Policy 16 provides advice about the extension of houses in the countryside where they are not traditional. This was the policy which was applied to the previous application. This states:
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"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."
PLANNING HISTORY 4.1 The site has been the subject of a number of applications for alterations and extensions, all approved. The most relevant of these is the most recent, 15/00553/B which extended the approval granted under 11/00737/B and which is referred to above.
REPRESENTATIONS 5.1 Highway Services indicate that they have no objection, noting "The existing vehicular access to the dwelling would not be changed by the development. The existing garage has 2 car spaces. As part of the proposals it would be extended to form a garage with 3 spaces and create an adjacent car port for a fourth space. All spaces would be of a sufficient size to accommodate a large car and there is adequate space on the site for vehicle turning movements and any additional parking if generated by the proposed office to be constructed above the garage. The proposal should not cause any new highway issues and therefore Highway Services does not oppose this application (12.01.18).
5.2 Malew Parish Commissioners raise no objection (24.01.18).
ASSESSMENT 6.1 The issue is whether the proposed works increase the impact of the building on the character and appearance of the countryside, taking into consideration what already has approval under 11/00737/B and is capable of implementation under 15/00553/B.
6.2 The public impact of the proposed works is limited by its proximity from the public highway and the intermediate trees between the road and the property. This results in the proposed works being virtually imperceivable from the public view. Even so, what is proposed is not objectionable and complies with the spirit of HP16 in that it does not increase the impact of the property from the public view.
CONCLUSION 7.1 The development is 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:
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: 31.01.2018
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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