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20/01086/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01086/B Applicant : Mr & Mrs James Sayle Proposal : Variation of condition 1 of PA 16/00746/B, Alterations and erection of extension to dwelling, to extend period of permission for a further four years Site Address : Ballacreg Dreemskerry Hill Dreemskerry Ramsey Isle Of Man IM7 1BE
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.12.2020 __
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 19.10.2020.
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.
This application has been recommended for approval for the following reason. Since the initial approval there have been no material planning changes which have arisen. The Ramsey Local Plan and the Isle of Man Strategic Plan 2016 have not been superseded and therefore continue to comprise the Development Plan. The policies contained therein have not been the subject of appeal decisions or decisions related to planning applications that indicate a different approach to those policies should be taken.
Plans/Drawings/Information; This approval relates to the following plans/drawings/information (all date stamped as having been received 18th September 2020: o Drawing No. 1 o Drawing No. 2 o Drawing No. 3 o Drawing No. 4 __
Interested Person Status - Additional Persons
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None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of Ballacreg, Dreemskerry Hill, Dreemskerry which is a detached two storey house with a hipped roof and a single storey garage/stone extension to the side elevation.
1.2 The property is situated to the south end of Dreemskerry Hill down a short driveway. To the rear (south west) of the property is the Manx Electric Railway. The property has substantial and mature roadside landscaping.
1.3 Whilst generally screened from roads the immediately adjacent to the site, the topography of the land and the presence of mature vegetation along the road sides also means that any wider views of the property are restricted.
THE PROPOSAL 2.1 The current planning application seeks approval for the variation of Condition 1 of PA16/00746/B by extending the approval for a further four years.
2.2 The proposal for PA16/00746/B was as follows: "Proposed is a two storey stepped side extension to the property together with raising of roof height by 0.8m alterations that render the property visibly as a new dwelling.
The extension is two storey, with the demolition of the single storey garage/store, and the erection of a two storey extension of apx the same length but double wide at 11.9m x 6.7m, at a height of 7.1m for 5.2m and 6.7m for 6.7m.
With regards to the main part of the house in conjunction with the raising of the roof there are two pitched roof wall dormers, two 3 storey gabled extensions are proposed 3.4m x 8.4m (pitch) x 1.8m deep with a glazed balcony either side at first floor level, predominantly glazed both front and rear, the latter consists of a stairwell, with a small pitched roof porch to the rear.
All new windows, in the existing body of the house, are proposed to match the ones in the proposed extension - grey aluminium. The roof is to be dark blue/grey slate. The original dwelling is proposed to be re-rendered with grey through colour render system. The front 3 storey extension is predominantly glazed with grey window system and the rear 3 storey extension is to be clad in vertical timber. The two storey side extension to the front (north east) is to be timber clad and stonework and to the rear grey render and stone clad.
The access to the garage remains in the same position at the end of the extension."
PLANNING HISTORY 3.1 Apart from the application which is being proposed to be extended here there are no previous applications on the site.
PLANNING POLICY 4.1 The site is within an area of High Landscape Value not designated for development and within woodland under the Isle of Man Development Plan Order 1982. The site is not located within a Conservation Area.
4.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
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4.3 General Policy 3 restricts development outside of zoned areas, however Housing Policy 16 does allow the extension of non-traditional dwellings.
4.4 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."
4.5 Housing Policy 16 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."
4.6 As the proposal is within an area zoned as Woodland Environment Policy 3 is also relevant which states: Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value.
REPRESENTATIONS 5.1 Highway Services have No Highways Interest in this application (09.10.20).
5.2 Garff Commissioners have considered the proposal and have no objection (12.10.20).
ASSESSMENT 6.1 The application is to vary a condition that seeks to restrict the time limit for the implementation of the application. This would have the effect of adding an additional four years onto the time in which the permission would be implemented.
6.2 The main issue in the assessment of this application is whether there have been any material changes, in planning terms, since the application was last approved; for example policy changes, a change to the land use designation, new or altered legislation, or site circumstances that would lead to a different decision being made. Essentially, there has been no change in the circumstance or policy, however it is warranted to look at the history of the previously approved planning application, PA 16/00746/B, which is the application the variation of condition is on.
6.3 Since the initial approval there have been no material planning changes which have arisen. The Ramsey Local Plan and the Isle of Man Strategic Plan 2016 have not been superseded and therefore continue to comprise the Development Plan. The policies contained therein have not been the subject of appeal decisions or decisions related to planning applications that indicate a different approach to those policies should be taken. No new legislation has been brought into force and no objections have been received.
6.4 The reasoning for the time period of all applications is to ensure planning applications cannot have everlasting permissions, and either the applicant needs to commence development or seek a variation of condition to extend the period be submitted. This process to potentially extend the original period is to re-assess whether there have been any changes in local plan/planning policies and/or any other material planning matters. As indicated above there have been none since the last approval.
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6.5 Since the previous application the Department has brought out the Residential Design Guidance 2019 as such it is necessary to assess whether the application would comply with this. The case officer of the previously approved application stated the following regarding the design of the proposed extension.
"6.4 In terms of the main public views of the site there are considered to be a minimal number of places where the proposal may be seen. These are transient views, any views would involve stopping and scanning the wider landscape in locations where road side hedgerows are lower. The proposed extension and alterations would not alter this as the application site has very well established planting and woodland both within the site and around it.
6.5 The external finishes of the extension and those proposed to the main dwelling, which is stone and timber cladding and grey render and dark coloured slate also helps to reduce the appearance of the end dwelling especially compared to the existing painted rendered extension which is lighter. Overall, from this perspective, as there are very limited (if any) places the proposal may be seen; it is not considered it would have a significant or adverse impact upon the character and quality of the countryside nor adversely increase the impact of the building as viewed by the public."
6.6 Accordingly, as previously considered and with regards to the Residential Design Guidance 2019 the proposal would comply with the relevant planning policies and therefore recommended for an approval.
CONCLUSION 7.1 Since the initial approval there have been no material planning changes which have arisen. The Ramsey Local Plan and the Isle of Man Strategic Plan 2016 have not been superseded and therefore continue to comprise the Development Plan. The policies contained therein have not been the subject of appeal decisions or decisions related to planning applications that indicate a different approach to those policies should be taken. It is recommended that planning permission be approved.
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 15.12.2020
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Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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