Loading document...
==== PAGE 1 ====
16/01334/B
Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01334/B Applicant : Mrs Margaret Baxter Proposal : Extension to provide additional ancillary living accommodation Site Address : The Nab Top Road Crosby Isle Of Man IM4 4HL
Case Officer : Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The site represents the residential curtilage of the detached dwelling known as 'The Nab', Top Road, Crosby, an existing 3 storey property which sits within its own substantial grounds with its closest neighbours sitting over 130m away to the south Little Mount and south west Coan Reayrt.
1.2 'The Nab' and its grounds are located on the northern side of the A23 where Mount Rule Road connects with Top Road. The A23 provides a back road connection between the Strang crossroads and Crosby.
1.3 The existing property has elements of traditional Manx vernacular but over the years has been developed with more modern elements such as a large predominantly glazed tiled roof sunroom on the west side elevation.
2.0 PROPOSAL 2.1 The current application seeks approval for the erection of an extension from the main dwelling house which will provide additional accommodation to the main dwelling house.
2.2 Proposed is the erection of a glazed link from the existing sunroom on the west side elevation into the proposed single storey extension which will be approx. 9m wide and 11.5m long with a proposed bay window to the front elevation.
2.3 The extension is to sit on a similar location as and to match the design of an application for a swimming pool extension which was approved under PA 09/01938/B.
2.4 On the front elevation the application proposes a bay window and single window on the eastern side and for the elevation to be finished in traditional Manx stone. Along the west side elevation there are two single windows proposed and on the east side a large bi-fold door south of the middle glazed link with the main house. The rear elevation is to be of solid construction.
2.5 The additional living accommodation is to comprise a large open plan sitting area and one double bedroom with a dressing area and bathroom, the ancillary accommodation is to be all on one level and is proposed to be used by the owner of the main dwelling house.
3.0 PLANNING HISTORY 3.1 This property has a considerable history of planning applications. The following are considered to be most relevant in the assessment of this proposal:
==== PAGE 2 ====
16/01334/B
Page 2 of 4
o PA 10/00059/B Erection of a building to provide indoor manege, stables and tack room - Permitted o PA 09/01938/B Erection of an extension to provide a swimming pool and associated facilities
4.0 PLANNING POLICY 4.1 The proposal site can be identified on the 1982 Development Plan Order as an area of land which is not identified for a particular purpose and as such represents the open countryside where there is a presumption in favour against any new development as specified in Environment Policies 1 and 2. The site is therefore not zoned for development, however given the nature of the works and that the proposal is joining with the existing property, we can assess the application in terms of the following polices of the Isle of Man Strategic Plan 2016:
4.2 Environment 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".
4.3 Environment Policy 2: "The present system of landscape classification of Areas of High Landscape of 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 difference 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".
4.4 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 (measured externally)"
5.0 REPRESENTATIONS 5.1 The Department of Infrastructure have indicated that there is no highways interest in the current application (20/12/2016).
5.2 Marown Commissioners have no objections to the current application (23/01/2017).
6.0 ASSESSMENT 6.1 The current application proposes to extend the main dwelling house to provided additional living accommodation. This accommodation is to provide a suitable living area which is on all one level to allow the ease of use by the owner of the property. The main dwelling house features a number of internal level changes which have become increasing difficult to manoeuvre between for the owner so much so that the living accommodation has been reduced to within the west wing of the existing property.
==== PAGE 3 ====
16/01334/B
Page 3 of 4
6.2 The proposed extension replicates the extension as approved under PA 09/01938/B in terms of its appearance, finish and height, albeit that there are a number or minor amendments including the arrangement of the windows, the length and the minor amendment to its siting.
6.3 In terms of visual appearance from the front elevation the extension matches like for like the design and appearance of the previously approved swimming pool extension and it is considered that there will be no adverse impacts of the extension on the appearance of the existing main dwelling house.
6.4 The additional accommodation is linked to the main dwelling house through a glazed link, although the extension projects further south that previously it still remains behinds the front elevation line of the main house and it is not considered to generate any impacts on the visual amenity of the property.
6.5 Given the distance of the dwelling from the main road and from the adjacent highway to the east of the site it is not expected that the proposed extension will be readily visible to members of the passing public. The property also stands within grounds features a number of established trees which reduce the visual appearance of the property from each of the public highways.
6.6 Although the time limit for the previous swimming pool planning permission has lapsed it was discussed with the agent whether the applicant still proposed the erection of a swimming pool (subject to a new planning application). It was confirmed that should the use of the additional accommodation become redundant or fulfil its required needs that the long term scheme would be to submit a new application for the conversion to a swimming pool.
6.7 Overall it is considered that the proposed extension respects the proportion, form and appearance of the existing property and does not exceed the 50% guideline as set out in Housing Policy 15, the proposal is expected to have a low visual impact on the existing property and is not considered to impact the character of the surrounding rural landscape.
7.0 RECOMMENDATION 7.1 The application is recommended for approval.
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: (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 (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: 22.03.2017
==== PAGE 4 ====
16/01334/B
Page 4 of 4
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.
C 2. The proposed extension hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling known as The Nab and shall not be occupied as an independent dwelling unit or for the purpose of tourist accommodation.
Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
This approval relates to drawing numbers P10-01, P10-02, P10-03, P10-04, P10-05 and P10-07 all date stamped and received 01/12/17, and P10-06 REV A date stamped and received 06/01/2017.
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: 28.03.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal