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19/01183/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/01183/B Applicant : Mr Paul Leneghan Proposal : Erection of extension to rear elevation Site Address : The Haven Agneash Laxey Isle Of Man IM4 7NS
Planning and Enforcement Assistant: Mrs Vanessa Porter Photo Taken : 11.12.2019 Site Visit : 11.12.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 28.01.2020 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. The property over time has had several extensions which mean that whilst it's not fully traditional several traditional factors still apply. The proposed extension with regards to the design, finish, mass and appearance will have an adverse impact on the existing property due to inappropriate form, with the potential that the extension can be seen from the roadside in two different locations the extension will also have a detrimental impact on the character and appearance of the area which is contrary to Housing Policy 16. The extension also conflicts with the Department's Residential Design Guide 2019.
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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 "The Haven," Agneash, Laxey which is a detached two storey traditional cottage which fronts directly on the roadside.
1.2 The property has two parking areas which are situated to the sides of the property.
THE PROPOSAL
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2.1 The current planning application seeks approval to erect an extension to the rear to provide additional living accommodation. The extension is to measure 4m by 7.357m and is to have a flat roof with a roof lantern measuring 1.4m by 3.6m.
PLANNING HISTORY
3.1 There are several applications on the site of which the most recent is the most relevant. PA17/01219/B was for "Alterations to garage to create ancillary accommodation" and was Refused.
PLANNING POLICY
4.1 The site lies within an area that is not zoned for development on the Laxey and Lonan Area Plan 2005, Map 2 Lonan.
4.2 The site is identified as being in an area of High Landscape or Coastal Value and Scenic Significance. The Laxey and Lonan Area Plan has a policy which is relevant to this assessment, L/OSNC/PR/3 - Areas of Ecological Interest which states: ''In order to preserve those areas of interest to nature conservation within the study area, there will be a general presumption against any development which would have an adverse impact or effect thereon. This policy will apply to areas identified as of ecological interest on the plans and those which may be identified in the future as of such importance''. This area of Agneash is referred to as area 8 on the 2005 map with further information within the written statement on page 30 detailing the area as;
"4.32 Agneash is a small hamlet within the Parish of Lonan, situated at the end of the cul-de- sac which leads from Laxey Wheel in a north westerly direction. Agneash acquired its name from the Scandinavian Eggjarnes meaning "edge-ness" due to its location on the lower side of the slopes of Slieau Lhean and Slieau Ouyr (the broad and the brown mountains). The hamlet comprises approximately twenty dwellings the majority of which have existed in the village in some shape or form for a considerable length of time. The area is popular with walkers who stop their vehicles in the hamlet and walk to Snaefell Mines or in an easterly direction towards The Dreem".
"4.33 This is a very rural area which is not presently designated for further development and in which development has generally been opposed in recent times due to the visual impact and also due to the very poor access which is generally single width with few passing places between the first very sharp right hand corner after Wheel Hill to the hamlet itself. There is no mains drainage in this part of the parish. Planning permission has been sought in the past for development within the hamlet - field 610337 - see Area 8 - but was refused as the land was not designated and there was perceived to be inadequate provision of mains infrastructure to accommodate the proposed development. The Department considers that this area is not suitable for any further development due to the condition and nature of the roads and the lack of mains sewerage or significant capacity for further supplies of potable water. The area in the vicinity of Development Area 8 is suggested as a habitat for breeding long eared and pipstrelle bats and heath spotted orchid (Dachtylorhiza maculata) have been observed here".
4.3 Given the nature of the application it is appropriate to consider General Policy 3, Environmental Policy 1, 2, 4 and Housing Policy 15, 16.
4.4 General Policy 3 of the Isle of Man Strategic Plan 2016 states, "General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10);
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(b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage.
4.5 Environment Policy 1 which states, "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
4.6 Environment Policy 2 which 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: (a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."
4.7 As the site is within an Area of Ecological Interest, Environment Policy 4 is also taken into consideration: "Development will not be permitted which would adversely affect: (a) species and habitats of international importance: (i) protected species of international importance or their habitats; or (ii) proposed or designated Ramsar and Emerald Sites or other internationally important sites. (b) species and habitats of national importance: (i) protected species of national importance or their habitats; (ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or (iii) Marine Nature Reserves; or (iv) National Trust Land. (c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats."
4.8 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).
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4.9 Housing Policy 16 of the Isle of Man Strategic Plan 2016 states "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."
REPRESENTATIONS
5.1 Highway Services have No Highways Interest in this application (14.11.2019).
5.2 Garff Commissioners have considered the proposal and have no objection (6.11.19).
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are the visual impacts on the site and the Area of High Landscape Value of Agneash.
6.2 When looking at the development site as a whole with regards to the Strategic Policies as set out in 4.0 above it is clear that the site itself is outside of the village of Laxey and within the hamlet of Agneash which means that the property is within a rural and protected part of the countryside where development is strictly controlled.
6.3 The land zoning for the area is that it is not designated for development, whilst this is generally for the new development of properties it can also be accounted for with regards to extensions to already existing properties.
6.4 The policies in section 4.0 are in place to insure that any new development within the countryside is done to conserve the existing rural buildings and features while having a sympathetic design. Planning Circular 3/91 - Guide to the design of residential development in the countryside states "Policy 3, ...Extensions to existing buildings should maintain the character of the original form." Whilst it can be seen that the property itself has gone through many extensions over time and has lost its "traditional" style the property still has many features which still lend itself to the traditional side of the scale and this is indeed the case with the area the property is in.
6.5 The Residential Design Guidance (July 2019) has guidelines on general Householder Extensions with modern styling. "3.1.4 All extensions and alterations, particularly those incorporating modern design approaches, should be considered holistically with the original/main building and its setting in the landscape/townscape to avoid an awkward jarring of materials and forms...3.1.5 However, where inappropriately designed, located and finished, such approaches can be harmful to the character of a building and its surrounds, and become a local eyesore. Therefore, in some cases, modern design approaches will not be the most appropriate solution and the character and form of the building and its context may require a more traditional and reserved design approach."
6.6 The Residential Design Guidance (July 2019) also provides guidance on the potential visual impact of the extension upon the existing house which states "3.2.1 The first aspect which the Department considers when determining the suitability of an extension to a house is whether the design of the extension fits with the existing property. Extensions should generally appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house."
6.7 When looking at the proposed extension and when factoring in the comments made from the architect "...Materials are intended to match the existing built fabric, the built footprint covers less than 30 square metres of floor area, sits at a reduced level to the existing dwelling and is proposed with a flat roof & roof lantern, a design that this practice suggests is currently trending..." It can clearly be seen that the proposal is going for a more modern outlook for the proposed extension.
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6.8 Whilst modern approaches are encouraged the proposed extension measures almost the whole of the lower ground level and reaches to just under the window to the north west of the rear elevation which creates an overbearing feeling, especially when factoring in the roof lantern which goes to the middle of the window to the north west of the rear elevation. The extension has a completely separate outlook compared to the main property which in this case creates a jarring feeling for the proposed extension. Whilst the materials have been stated to match the original property an example of this is the smooth render, there is nothing within the extension which provides a connection to the original build.
6.9 It is noted that in terms of public footfall, it was evident from my site visit that the proposed extension is relatively hidden from view of the public due to the properties position within the streetscene, you will still be able to view part of the extension from the roadside when walking past the property, though this will be minimal and seasonal due to the trees that are planted within the curtilage of the property. There is also the possibility that the extension could be seen from the viewpoint of Mines Road when walking to the Laxey Mines.
6.10 The fact that the proposed extension is relatively hidden from view does not overweigh the overbearing feeling or the detrimental impact on how the property would be viewed; other factors such as visiting public from friends, neighbours to the postman will be able to see the extension need to be taken into consideration.
CONCLUSION
7.1 The proposed extension by material, form and design conflicts with Housing Policy 16 of the Isle of Man Strategic Plan 2016 and the Department's Design Guidance (March 2019) and is recommended for Refusal.
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. __
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.
Decision Made : Refused Date : 07.02.2020
Determining officer
Signed : S BUTLER Stephen Butler
Head of Development Management
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