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16/00823/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00823/B Applicant : Mr & Mrs Robert Riggall Proposal : Alterations and extension to dwelling and enclosure of existing gateway (amendments to PA 14/00246/B) Site Address : The Lodge Great Meadow Castletown Isle of Man IM9 4EB
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the curtilage of a gate lodge which serves Great Meadow and which lies alongside the A3 at the formal entrance to the estate. A new entrance has been introduced to the south of this site, providing a safer entrance and particularly exit from the site. Planning approval has been granted for a series of alterations to the gate lodge including the blocking off of the entrance. This current application seeks permission to amend that scheme.
THE PROPOSAL 2.1 The proposal amends the earlier scheme in terms of the number and shape of window openings and some internal changes which do not constitute development and which do not require planning approval. The changes in glazing are all on the new extension to the building which is at the rear of the site, out of the public gaze and constitute the introduction of two small slit windows in the side of the extension and the introduction of full length doors rather than windows on the rear of the extension along with the slight relocation of a new door and the introduction of a new arched headed window alongside rather than the two slit windows originally approved. An arch is to be introduced to the window above in the existing fabric.
2.2 The existing gate is still to be refurbished and retained as originally approved but whilst the previous scheme showed a fully glazed screen behind this, the new proposal is to glaze the top part only, but resulting in the same or very similar visual impact.
PLANNING POLICY AND STATUS 3.1 The site lies within an area of Low Density Housing in Parkland on the Area Plan for the South adopted in 2013. Great Meadow House and Great Meadow Cottages are acknowledged in Appendix Five of the Plan as being worthy of consideration and research for possible Registration.
3.2 The policy on Low Density Housing in Parkland, Planning Circular 8/89, promotes development in such areas where substantial and well designed dwellings sit in their own grounds of at least one acre. In this case the principal dwelling to which this would apply is Great Meadow House itself and like other substantial houses like this, has other, more modest outbuildings and a gatehouse/lodge at the entrance. Billown Mansion House which lies to the north west of this site has two such lodges, one at each of its entrances. As such, whilst the site is large enough to accommodate further dwellings, it is critical to maintain the character of the site as having a principal, substantial house to which the other buildings on site are subordinate.
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16/00823/B
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3.3 The trees within the site are deemed to be Registered due to their inclusion within the Low Density Housing in Parkland zone.
3.4 Great Meadow House and Great Meadow Cottages are included in Appendix Five of the Area Plan for the South adopted in 2013 as being worthy of consideration for possible Registration.
PLANNING HISTORY 4.1 Other than the application referred to above for the creation of a further means of access to the site and alterations and extensions of the gatehouse, there are no other previous applications which are relevant to the consideration of this current proposal.
REPRESENTATIONS 5.1 Malew Parish Commissioners indicate that they do not oppose the application (04.08.16) neither does Highway Services (05.08.16).
ASSESSMENT 6.1 As with the earlier application, the works are largely confined to the rear of the building and as such, largely screened from public view although on the approach from the south a glimpse of the additional fabric may be available. In any case, however, what is proposed has been designed so that it looks like it was always part of the main building to which it would be attached and as such there will be no adverse visual impact from the additional built fabric. The works to the door will have an impact but other than the glazing above and behind the reinstated gate, the character and appearance of the building will change very little but will secure a safer access to the site by blocking off the former access which offers substandard levels of visibility to drivers of vehicles emerging from the site.
6.2 The scheme is considered to be well thought through and is recommended for approval.
PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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, in this case Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.09.2016
Conditions and Notes for Approval:
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16/00823/B
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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.
This approval relates to drawings P01A, P02A, P03A, P04A, P05A, P06A, P07A, P08A, P09B and P10B all received on 15th July, 2016.
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: 05.09.2016
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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