Loading document...
==== PAGE 1 ====
17/00734/B
Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00734/B Applicant : Mr & Mrs James C Sayle Proposal : Alterations and extension to provide additional living accommodation Site Address : Marrinagh Ballajora Hill Ballajora Ramsey Isle Of Man IM7 1AZ
Case Officer : Miss S E Corlett Photo Taken : 03.08.2017 Site Visit : 03.08.2017 Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is a triangle-shaped parcel of land which lies to the south east of the junction of the Manx Electric Railway and the A15 highway which runs through Maughold from Port Lewaigue to Hibernia. The site is accessed via a road which becomes a lane after the southern edge of the application site. The road also serves a number of other dwellings - Rose Cottage which sits to the north west of the site and abutting the site itself and 1, Ballajora Crossing, The Nook, Cooil Dromma and Seawinds (4, Ballajora Crossing) all on the other side of the road.
1.2 The application property is a traditional property in profile but with modern, horizontally proportioned windows, a shallow pitched roofed porch and a two storey flat roofed annex at the rear. The property is well screened from the road by existing hedging and trees.
THE PROPOSAL 2.1 Proposed is an extension of the rear flat roofed annex to extend across the rear elevation and the addition of a side extension which will have a flat roof and a patio area above bounded by glazed perimeter treatment. Sun tubes will be added to the areas of roofing at the rear. The rear elevation will have no windows at first floor level and two at ground floor level (one existing).
2.2 The finishes of the new fabric will match those on the existing dwelling.
PLANNING POLICY 3.1 The site lies within an area not designated for a particular purpose on The Isle of Man Planning Scheme (Development Plan) Order 1982. The site is outwith the Maughold Conservation Area.
3.2 The overriding consideration in any development in Areas of High Landscape Value and Scenic Significance is the protection of the countryside as set out in Environment Policies 1 and 2. Further advice on extensions to existing dwellings in the countryside is provided at Housing Policy 16:
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.
3.3 The existing house is considered to be non-traditional with elements of poor form due to the traditional profile but with horizontally proportioned windows, an overly large front porch and large flat roofed rear annex.
==== PAGE 2 ====
17/00734/B
Page 2 of 3
3.4 Whilst the site is not designated for development, the general standards of development as set out in General Policy 2 are applicable and the development should
(b) respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) not affect adversely the character of the surrounding landscape or townscape and (g) not affect adversely the amenity of local residents or the character of the locality.
REPRESENTATIONS 4.1 Highway Services indicate that they have no objection to the application (31.07.17).
4.2 The residents of Glebe Cottage, Maughold generally opposes flat roofing for visual and structural reasons and notes that this is enlarging an existing area of two storey flat roofing, to which they objected when that was originally proposed (28.07.17).
PLANNING HISTORY 5.1 Alterations and extensions were approved under 94/01450/B and a gas tank under 95/00394/B.
ASSESSMENT 6.1 The considerations in this case relate to whether the proposal results in an increased visual impact on the surrounding countryside and also whether there will be any adverse impact on the living conditions of those in Rose Cottage.
6.2 Whilst the two storey element will be coming slightly closer to the boundary with Rose Cottage, which has a large area of glazing looking in this direction, this is compensated for by the removal of existing first floor windows. The impact on Rose Cottage is therefore considered acceptable.
6.3 Whilst the residents of Glebe Cottage are correct that two storey flat roofed extensions grafted onto traditional cottages seldom look attractive, in this case, there is already a significant area of such roofing and what is proposed is not considered to add significantly or adversely to it.
6.4 As such, the proposal is considered to be acceptable and is recommended for approval.
INTERESTED PERSON 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 (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.
In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
In this instance, it is recommended that the following persons do not have sufficient interest to be awarded the status of an Interested person in accordance with Government Circular 0046/13:
the residents of Glebe Cottage who are not sufficiently close to be considered to be directly affected by the proposal.
==== PAGE 3 ====
17/00734/B
Page 3 of 3
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: 14.08.2017
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.
This approval relates to drawings JS-01, JS-02, JS-03 and JS-04 all received on 10th July. 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: 17.08.2017
Determining officer
Signed : C BALMER
Chris Balmer
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