152934

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                                                 17/00434/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00434/B Applicant : Sean Davies & Sue Howe Proposal : Alterations and additions to provide additional living accommodation Site Address : Clyeen Hillberry Onchan Isle Of Man IM4 5BJ

Case Officer : Mr Chris Balmer Photo Taken : 26.04.2017 Site Visit : 26.04.2017 Expected Decision Level : Planning Committee

Officer’s Report

THIS APPLICATION IS REFERRED TO PLANNING COMMITTEE AT THE REQUEST OF THE SENIOR PLANNING OFFICER.

1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of Clyeen, a two storey traditional Manx dwelling located to the northern side of the Ballacottier Road within Onchan. Within the site is also a number of outbuildings, but also the original farmhouse/barn which is the main dwelling house Clyeen. This building has similar proportions to a traditional Manx farmhouse albeit without the gable end chimneys in place. The rear elevation also show similar proportions to a traditional Manx barn given the openings in place and the external stone staircase to the first floor.

1.2 Attached to the western gable end wall of the dwelling is a single storey flat roofed extension which has been added in the past.

2.0 THE PROPOSAL 2.1 This planning application seeks approval for the alterations and additions to provide additional living accommodation.

2.2 The proposed new extensions would essentially fall into two parts. First is the erection of a single storey extension to the eastern gable end wall of the main dwelling house. This extension would have a width of 5.2 metres, a depth of 8.8 metres and a ridge height of 4 metres. The applicants have advised that this part of the extension is to provide accommodate for the applicants Mother to live with her family as shed has a number of medical requirements which prevent her from living on her own. This has been confirmed by the Mother's Doctor who has provided a letter accompanying the application. This attached extension is internally linked to the main dwelling house.

2.3 The second extension would be to the western gable elevation of the dwelling and would incorporate a small existing section of the flat roofed extension, albeit add onto this and add a pitched roof above. The new extension this section would be a mirror image of the extension to the gable elevation and therefore would again have a width of 5.2 metres, a depth of 8.8 metres and a ridge height of 4 metres. This extension would accommodate open plan kitchen/dinning/family room and utility room/wc.

3.0 PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning applications.

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                                                 17/00434/B
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4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site lies within an area of "Open Space" not designated for development under the Onchan Local Plan. The site is not within an Area of High Landscape or Coastal Value and Scenic Significance or within a Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:

4.3 General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10) b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14) e) location-dependant development in connection with the working of minerals or the provision of necessary services; f) building and engineering operations which are essential for the conduct of agriculture or forestry g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative and h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

4.4 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 Housing Policy 15 states: "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)."

4.6 Planning Circular 3/91: GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE contains one policy that is considered materially relevant to the assessment of this current planning application:

Policy 3 states: "The shape of small and medium sized new dwellings should follow the size and pattern of traditional farmhouses. They should be rectangular in plan and simple in form. Extensions to existing buildings should maintain the character of the original form."

5.0 REPRESENTATIONS 5.1 The Department of Infrastructure Highway Services do not oppose the current planning application (received on 09.05.2017) and make the following comments: "The proposal is to extend an existing residential dwelling. The site has sufficient space for car parking and for manoeuvring a vehicle so that it can enter and exit in forward gear.

Highway Services does not oppose this application."

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                                                 17/00434/B
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6.0 ASSESSMENT 6.1 The principal issues to consider in the assessment of the application are; the impact upon the character and appearance of the property; and the impact upon the character and appearance of the countryside.

6.2 The existing dwelling is not a prominent feature from more distant views when travelling along the Ballacottier Road from either direction, given the landscaping along the roadside boundaries along the Ballacottier Road. The dwelling becomes more apparent when immediately passing/approaching the site, albeit the roadside boundary of the site being a stone wall with fence above does screen the ground floor of the property.

6.3 In terms of Housing Policy 15 this states that extensions will normally only be approved where these respect the proportion, form and appearance of the existing property and only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space.

6.4 In terms of the size of the extensions the existing property has a floor area of 133.8sqm and the proposed extension would add a further 91.4sqm resulting in a property with a total floor area of 218.6sqm (includes the removal of existing porch/wc within flat roofed section). This equates to a percentage increase of 63%, accordingly, this proposal does not go beyond the generally permitted 50% threshold. However, further consideration should be taken, including the design and appearance of the proposed extension and whether the works would be appropriate for the character and appearance of existing dwelling and the countryside setting and whether there are any further material planning considerations which need to be considered.

6.5 The design of the extensions in terms of its proportion and form are of a traditional appearance, with a gable ended extension which faces towards the Ballacottier Road. These are considered appropriate forms of development and while increasing the width of the overall property, the existing main dwellinghouse would still be the dominate feature with the two winged extension appearing more subordinate features. Furthermore, the removal of the flat roofed side extension would be a vast improvement both to the appearance of the property, but also to the amenities of the countryside.

6.6 Overall it is considered the design, size, proportion, form and finishes of the extensions would be appropriate and in keeping with the character and appearance of the existing traditional property for the reasons given and therefore considered to comply with Housing Policy 15 and Environment Policies 1 of the IOM Strategic Plan.

6.9 The proposal does include accommodation for the applicant's mother which consists of a living room, bedroom, shower room and a small kitchenette. There can be concerns that such development could be considered to be tantamount to the creation of a new dwelling in the countryside which is generally resisted. However, in this case the proposed extension is physically attached to the main dwelling house and is internally linked to the main dwelling house. The accommodation within the extension would also share the same garden and driveway etc. Accordingly, in this case the generally concern that the accommodation being created could be sold and/or used independently from each other in the future is satisfied in this case.

7.0 RECOMMENDATION 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.

8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent;

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                                                 17/00434/B
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(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) The Highways Division of the Department; 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: 15.05.2017

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.

C 2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department.

Reason: To control development in the interests of the amenities of the surrounding area.

C 3. The additional accommodation hereby approved within the west wing shall not be occupied at any time other than for purposes incidental to the residential use of the main dwelling house Clyeen; and shall not be occupied as an independent dwelling unit.

Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the dwelling/curtilage.

This approval relates to drawings reference numbers 1, 2, 3 & 4 all received on 13th April 2017.

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                                                 17/00434/B
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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : ...Permitted.. Committee Meeting Date:...22.05.2017

Signed :...C BALMER... Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

YES/NO

Customer note

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