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                                      20/00965/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00965/B Applicant : Mr Peter Glyn & Mrs Voirrey Jane Hooson-Owen Proposal : Alterations and erection of extension to side elevation linking dwelling to detached garage and erection of dormer to rear elevation Site Address : Meadow View Cranstal Road Bride Isle Of Man IM7 4BN

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 05.10.2020 __

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 and converted garage hereby approved shall only be used only in association with the main dwelling house "Meadow View" and for purposes incidental to the use of main dwelling house "Meadow View" as a single dwelling, for no commercial purposes and shall not be occupied as an independent dwelling unit.

Reason: the dwelling is within a single residential plot within an area not designated for development and has only been considered acceptable for the reasons identified within the application. The application does not propose to create separate units of accommodation within the site and has not been considered as such.

This application has been recommended for approval for the following reason. The proposal is considered to be appropriate in this location and comply with the IOM Strategic Plan.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings 01, 02 & 03 all received on 21st August 2020. __

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Interested Person Status - Additional Persons

None. __

Officer’s Report

1.0 THE SITE 1.1 The application site is the curtilage of Meadow View, Cranstal Road, Bride which is a detached, dormer cottage located on the northern side of Cranstal Road and to the northeast of Bride Village.

2.0 PROPOSAL 2.1 The proposal seeks approval for the alterations and erection of extension to side elevation linking dwelling to detached garage and erection of dormer to rear elevation.

3.0 PLANNING STATUS 3.1 The application site is within an area recognised as being an area of 'white land' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; however the site is within an area zoned as High Landscape or Coastal Value and Scenic Significance and an area of Nature Conservation Zones, Nature Reserves & Sites of Ecological Importance for Conservation.

3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application:

3.3 Environment Policy 1 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."

3.4 Environment Policy 2 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."

3.5 Housing Policy 15 states that "The extension or alteration of existing traditional styled properties in the countryside will normally only be approved where they respect the proportion, form and appearance of the existing property. On exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."

4.0 PLANNING HISTORY 4.1 The previous planning application is considered relevant in the assessment and determination of this application:

4.2 Erection of sun room and porch extensions - ¬ 07/01096/B - APPROVED - Works where not undertaken.

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                                      20/00965/B                                     Page  3  of  4

5.0 REPRESENTATIONS 5.1 Highway Services do not oppose making the following comments (received on 21.09.2020).

6.0 ASSESSMENT 6.1 The main considerations are; the potential visual impact upon the amenities of the countryside.

Potential visual impact upon the amenities of the countryside 6.2 Currently, the site/dwelling is partially apparent when travelling along Cranstal Road; given significant mature vegetation along the western/eastern (i.e. roadside boundaries of the site and area), the dwelling is well screened from public views with only sporadic views through the foliage in places, and when immediately passing the site.

6.3 The existing property is traditional in form and appearance, even though the property replaced an original dwelling in the 1980's. However, due to the dwellings traditional form, which is still the more prevalent aspect of the dwelling, it is considered HP 15 requires consideration rather than HP 16.

6.4 In terms of the size increase the proposed extension would have a floor area of approximately 40sqm. The existing dwelling has a total floor area of approximately (97+30+5) 132sqm and with the new extension would have a total floor area of 172sqm approximately, which equates to a percentage increase of 30% which is below the generally permitted 50% threshold as stated within HP 15. It should be noted that these calculation have not included the conversion of the existing garage as outbuilding/detached garages aren't included in the existing floor area calculator and the proposal is only to convert rather than extend /new build.

6.5 It should be noted that given the extension approved under PA 07/01096/B has expired and not been implemented this has not been included into the calculation. If the application was still valid and/or had been implemented, it potentially could have been counted as this extension was approved under the IOMSP.

6.6 In terms of the proportion, form and appearance of the proposal, the proposal is traditional in form and appearance, as are two of the three elevations having traditional styled windows. Overall, it is considered the proposals would comply with HP15 and would not harm the character and quality of the landscape or adversely affect the countryside and therefore comply with EP 1 & 2.

7.0 CONCLUSION 7.1 For these reasons the proposal is considered to be appropriate in this location and comply with the IOM Strategic Plan and the application is therefore recommended for an approval.

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

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(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.

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.

Decision Made : Permitted Date : 05.10.2020

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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