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Application No.: 16/01176/B Applicant: Mr And Mrs Paul Morton Proposal: Erection of side extension to dwelling Site Address: Greenhill Jurby Road Andreas Isle of Man IM7 2EJ Case Officer : Miss Abigail Morgan Photo Taken: 06.12.2016 Site Visit: 06.12.2016 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Greenhill, Jurby Road, Andreas which is a recently constructed two storey dwelling that abuts the A19 to the south and the B14 to the east. - 1.2 Greenhill is a recently built residential dwelling with detached garage and detached stable block with integrated barn and a large area of hardstanding. The dwelling itself is a traditional two storey Manx farmhouse with regards its form and appearance. - 1.3 The surrounding area is characterised by sparsely distributed detached dwellings and established farm holdings. The dwellings within the immediate area are primarily sited back from the highway and screened by natural vegetation and belts of trees.
2.0 THE PROPOSAL - 2.1 This planning application seeks the approval for the erection of a single storey extension to the south west elevation of the main dwellinghouse. - 2.2 The proposed extension is 5.1m x 5.95m x 3.8m to a flat roof, tying in with the existing orangery which was approved under 13/00039/B. - 2.3 Materials are to match the main dwelling, with smooth white render and decorative moulding details, windows to be sliding sash white UPVC and white UPVC door.
3.0 PLANNING HISTORY - 3.1 The application site and adjacent land has been the subject of a number of previous planning applications all of which are considered specifically relevant to the assessment of this current planning application:
16/01315/B: Variation of condition 3 of PA 13/00041/B to allow existing roof space floor area to be used for staff living accommodation. - PCO
14/01402/B: Erection of detached tack room (retrospective) - APPROVED 14/00746/B: Creation of entrance gates and wall (retrospective) - APPROVED
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13/00109/B: Erection of stables - APPROVED
13/00041/B: Erection of a detached 4 car garage to replace approved 3 car garage (PA 11/00568/REM). This previous planning application was initially refused on the grounds that due to the design, size, and siting, the proposed detached garage constitutes overdevelopment that would not respect the site or main dwellinghouse in terms of siting, layout, scale, form, design and landscaping of buildings and the space around the site and in turn this would have a detrimental impact on the surrounding area. The planning application was later approved at appeal.
PA 13/00039/B: Erection of a replacement dwelling (Amendments to PA/11/00568/REM) APPROVED
PA 11/00568/REM: Reserved Matters Application for erection of replacement dwelling with detached garage - APPROVED
PA 08/02182/A: Approval in principle for the demolition of existing dwelling and barn and erection of a replacement dwelling with detached garage/store - APPROVED
4.0 PLANNING POLICY - 4.1 The application site is not designated for any site specific purpose and is in an area recognised as "Woodland" not zoned for development under the Isle of Man Development Plan Order 1982. While the site is within an area which is not zoned for development the principle of residential has been established on the site with the erection of a replacement dwelling, therefore it is appropriate to consider General Policy 2 (Strategic Plan 2016);
4.3 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."
4.5 Environment Policy 3 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." - 5.0 REPRESENTATIONS
5.1 DOI Highways Services - no highways interest as the proposal is to extend a dwelling. The proposal will not impact the existing car parking or access arrangements. 07.11.16
5.2 Andreas Parish Commissioners have no objection to the proposal. 05.11.16. - 6.0 ASSESSMENT
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6.1 The main issues are whether the proposal would affect the visual amenities of the countryside and the character of the main dwelling. The approved dwelling has traditional appearance, form and layout, comprising a vernacular design as details in Planning Circular 3/91. The inclusion of the orangery was dealt with under a 2013 application and was considered acceptable. - 6.2 The addition of this extension is not considered to harm the appearance of the main dwelling or detract from its traditional appearance. In terms of the increase in size of the dwelling, the extension itself would have limited impact within the wider countryside as it is set at the rear (the opposite side of the house to the road and access) and views, if any, would of the main dwelling rather than the proposed extension. - 6.3 Overall, it is considered that the proposal would not adversely affect the visual amenities of the countryside and would be in keeping with the design of the existing dwelling. Therefore, it is considered that the proposals complies with parts (b) and (c) of General Policy 2.
7.0 RECOMMENDATION - 7.1 For the reasons set out above, it is recommended that the application be approved.
8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
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: 14.12.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
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This approval relates to Site Location Plan and drawing no 10 0746/26 both date stamped received 17 October 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: 20.12.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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