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17/00017/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00017/B Applicant : Mr Keith Quane & Mrs Sandra McMahon Proposal : Alterations and extension (incorporating amendments to PA 16/01143/B) Site Address : Baldromma Beg Jurby Road Lezayre Ramsey Isle Of Man IM7 2EB
Case Officer : Mr Jason Singleton Photo Taken : 26.01.2017 Site Visit : 26.01.2017 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of Balladromma Beg, Jurby Road, Ramsey. The existing property is a bungalow which is set back some 10m from the highway to the south. The property has a hipped roof and a painted render finish under a tiled roof. To the east of the site is a detached single garage and a pair of semi-detached properties; Fairfield and Newlyn which make up the character of built form in the immediate vicinity. The surrounding area is agricultural.
THE PROPOSAL 2.1 This application proposes to increase the ridge height of the roof and to alter its shape to a full height hipped roof, increasing the height of the building from 5.0m to 6.0m to the ridge giving additional space within the roof void. The floor plans are identical to a previously approved application 16/01143/B which sought to extend the property by a series of single storey extensions. The alterations focus on the roof design in an attempt to re-roof the entire dwelling.
PLANNING HISTORY 3.1 16/01143/B - Ground floor extension to dwelling. The proposal was for a single storey extension to the property that would see an increase of 50m2. This would be achieved by extending the rear elevation out into the garden area by 3.6m across the whole rear elevation, also proposed is a front porch 5m x 3m. Some of the other details proposed would see the front elevation alter in its appearance and the roof above the rear extension would be double hipped with a central valley to mirror the existing roof pitch at the sides and retain the ridge height.
DEVELOPMENT PLAN POLICIES 4.1 In terms of land use designation the application site is zoned under the Isle of Man Development Plan Order 1982 as being "white Land" or not zoned for development.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains a number of policies that are considered specifically material to the assessment of this current planning application. As the land is not zoned for development General Policy 3 would be applicable, but as this application is for an extension to an existing property, the principles of the following policies are considered applicable;
4.3 Housing Policy16:
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17/00017/B
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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.
REPRESENTATIONS 5.1 Lezayre Parish Commissioners have no objection (03/02/17)
5.2 Highways have commented but have no objection. (03/02/17)
ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling and (ii) that on the surrounding area and street scene.
6.2 Whilst this application is similar to the previous 16/01143 application, in respect of design, layout and finishes, this proposal would increase the roof height. It was noted at the time of the site visit no works had commenced on site and the previous permission had not been implemented. This proposal equally contains the same building works to the rear which would not readily be seen from the highway, in any case those views would be set within the residential curtilage and the proposed extensions would be an appropriate form of development where the extension would be subservient to the dwellinghouse.
6.3 The proposed alterations to the roof height would be see the existing 30 deg pitch maintained but continued upwards in height by 1m on all sides. This modified design would eliminate the issue of a central valley over the rear extension and would have a consistent approach when viewing the roofscape from different angles. The impact of the building as viewed from the public highway would be more apparent, however it is not proposed to utilise the void for residential occupation and does not include any rooflight windows that would alter the appearance of the roofscape although such could be added after completion under the Permitted Development Order. This marginal increase over the existing would be negligible and not to be considered to be detrimental to the area.
6.4 Similarly for the reasons stated above, it is considered the proposed extension and alterations, whilst substantial, would not have adverse impact upon the visual appearance of the building in the street scene.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is recommended for approval.
INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.02.2017
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17/00017/B
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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 referenced 1370.1 and 1370.10 date stamped 6th January 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: 15.02.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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