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20/01228/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01228/B Applicant : Mr David Manser Proposal : Erection of an extension to South East elevation with associated first floor balcony Site Address : Struan Thie Sulby Glen Sulby Isle Of Man IM7 2BD
Principal Planner: Mr Chris Balmer 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 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.
This application has been recommended for approval for the following reason. It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (Environment Policy 1 & 2 & Housing Policy 15).
Plans/Drawings/Information; This approval relates to the submitted documents and drawings 00, 01 and 02 all received on 19th October 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The site defined in red is part of the larger site of "Struan Thie," Sulby Glen which is situated to the western side of the Tholt-y-Will road to the south of Sulby and immediately to the south of the water treatment works. The property is a Traditional two storey Manx farmhouse design.
2.0 PROPOSAL
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20/01228/B Page 2 of 3
2.1 The application seeks approval for the erection of an side extension to South East elevation with associated first floor balcony. The proposal requires the removal of the existing uPVC conservatory.
3.0 POLICIES 3.1 The site lies within an area designated as an "Area of High Landscape or Coastal Value and Scenic Significance" on the 1982 Development Plan; not designated for development. The site is not within a Conservation Area.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:
3.3 Environmental Policy 1: "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: "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: "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)."
3.6 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside
4.0 PLANNING HISTORY 4.1 There are a number of previous planning applications in association with the site; however, none are considered relevant in the assessment and determination of this application.
5.0 REPRESENTATIONS 5.1 Highway Services (received on 20.11.2020) have no objection to the application.
5.2 Lezayre Commissioners do not object (04.12.2020).
6.0 ASSESSMENT 6.1 The main issues are the potential visual impact of the development upon the landscape and individual dwelling. Potential visual impact of the development upon the landscape and individual dwelling 6.2 As outline in 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.
6.3 In terms of floor area the proposal equates to a percentage increase of 13% (existing 179sqm + proposed 33sqm = 203sqm - including removal of existing conservatory which equates to 9sqm) and therefore the proposal would be below the generally permitted 50%.
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20/01228/B Page 3 of 3
6.4 In terms of the visual impact of the development, it is considered the design, form, finish and appearance would appear traditional with a pitched roof set slightly below the roof ridge of the main dwelling house. Visually the extensions front and gable elevation would be apparent from public views; However, even with the extension in place, this would appear as a betterment compared to the existing upvc conservatory which is not appropriate to the dwelling. The rear balcony is well designed, to be enclosed by the roof to either side. Visually there are no public views of the balcony proposed.
6.5 It is considered the proposals would appear as subordinate extensions, while still allowing the main dwelling house being the main aspect within the site.
7.0 CONCLUSION 7.1 It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (Environment Policy 1 & 2 & Housing Policy 15) for the reasons set out in this report, it is recommended that the application be approved.
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 (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 : 07.12.2020
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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