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16/01309/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01309/B Applicant : Mr Richard Delaney Proposal : Alterations, erection of single and two storey extensions to dwelling Site Address : Ballamenagh Moar Farm Ballamenagh Road Baldrine Isle of Man IM4 6AJ
Case Officer : Mr Jason Singleton Photo Taken : 13.12.2016 Site Visit : 13.12.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of Ballamenagh Moar Farm, Baldrine which has echoes of the rarer, extended version of a traditional Manx farmhouse but also benefits from some grand detailing in the form of string courses and render banding around the windows and doors. To the rear is a newly built flat roofed extension which is the only addition to the dwelling.
1.2 To the north of the site is a grassed area patch with raised planting beds and a wooden shed; to the north east is a paddock and wooden structure building with agricultural fields beyond; to the south beyond the large grassed garden area are a converted barn with residential accommodation some 40m away and to the west is a grassed paddock area lined with trees and beyond is the main Ballamenagh road.
1.3 The existing property is a large 5 bedroomed property, traditionally built with timber sliding sash windows throughout. There south elevation (front) is symmetrical with five windows on the upper floors with the doorway centrally positioned and flanked by double windows on either side. Around the window and door reveals are decorative mouldings and a render band under the first floor windows. The remaining elevation of the property does not carry the same amount of detail and features different sized windows on the rear but on each gable there are the same sized timber sash windows.
1.4 With regard to the residential curtilage surrounding the property the land immediately to the front of the property and patio areas are closely associated with the dwellinghouse and being south facing is a beneficial amenity for the dwelling. The land between the main road and dwellinghouse is grass and woodland and the land to the rear is grass and to the north east of the dwellinghouse would appear to be agricultural land when viewing the aerial imagery over the years. The structure to the east of the dwellinghouse is deemed unlawful and is the subject of enforcement proceedings, together with the use of the surrounding land (reference ENF 16/00000).
THE PROPOSAL 2.1 Proposed is a single storey extension to the east elevation; a single storey porch on the south elevation and a two storey extension to the west elevation totalling 165sq.m and replacement of the timber sliding sash windows with white Upvc casement windows and doors throughout the property (this would not require planning approval as they could be undertaken under Class 24 of the Town and Country Planning (Permitted Development) Order 2012). The existing property stands at 277sq.m giving a 60% increase in floor area.
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16/01309/B
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2.2 The design would seek to mirror the existing detailing of the property with gable ended chimneys and the detailing around the windows and doors as well as picking up the render band around the front elevation.
2.3 The application was originally submitted with a site plan that showed a large area within the red line, and raised confusion with respect to the residential curtilage. An amended plan with re- drawn red and blue lines setting out the difference between the curtilage and land also in the ownership of the applicant was provided and duly circulated to the interested parties.
PLANNING HISTORY 3.1 The application site has been the subject of six previous planning applications that are considered specifically material to the assessment of this current planning application;
3.2 15/01170/B - Alterations and erection of a rear extension to dwelling. Approved. This application sought to construct a replacement rear extension with a flat-roofed extension measuring 3.90m by 4.91m, and would provide a utility room and WC.
3.3 09/00823/B - Erection of a detached garage / store. Approved. The development proposed by the current planning application is located within the residential curtilage of the property and is suitably subservient to the dwelling in terms of size and appearance. As such, it is considered that the proposal suitably addresses the concerns of the previous planning application. However this permission has not been implemented and has now lapsed.
3.4 08/01992/B - Erection of replacement building to provide garage, store and study area. Refused on the basis that the proposed building was overly large and had a similar appearance to that of a detached dwelling.
3.5 04/01880/B - Erection of a workshop/store and home office building to replace existing outbuilding. Refused. The application proposed a new garage building which resembled a dwellinghouse to the west of the main house. The application was refused on lack on detail with the application documentation.
3.6 02/02318/B - Installation of replacement uPVC windows and front door, French door to replace existing window and two replacement and one additional roof lights. Approved. The application was conditioned to; This approval also relates to the installation of sliding sash windows to match those already in the property, and two fixed lights as already exist.
3.7 98/01189/B - Installation of uPVC windows to replace existing, Ballamanaugh Mooar Farm, Road of the Middle Farm, Baldrine, Lonan. Refused.
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 white land or not zoned for development and sits to the east of an area marked as woodland, but is within an area zoned as High Landscape Value or Costal Value and Scenic Significance and within the catchment of an area Designated as 'Nature conservation zones, nature reserves and sites of ecological importance for conservation'.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains three policies that are considered specifically material to the assessment of this current planning application;
4.3 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
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land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
4.4 Environment Policy 2:
The present system of landscape classification of Areas of High Landscape or 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 different 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).
4.6 Planning Circular 3/91: Guide to the design of residential development in the countryside.
REPRESENTATIONS 5.1 Garff Parish Commissioners do not object (12/12/16)
5.2 Highways have commented but have no objection (19/12/16)
5.3 The DEFA Forestry officer has commented (09/12/16) with regard to the condition and health of the trees and what measures of tree protection would be required. The officer comments are in relation to where a proposed garage was to be erected but has been removed from this application, subject to another planning application. The proposed extensions would not be deemed to affect any of the trees on site.
5.4 The MUA has objected (15/12/16) as there is an underground low voltage cable where the extension is proposed to be located. The MUA has requested the applicant contact the network operations team to discuss working practices around underground power lines.
ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the principle of development; (ii) the visual impact of the proposed development on the character and appearance of the existing dwelling and (iii) the impact on the surrounding area and street scene. (iv) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties
(i) the principle of development.
6.2 In considering this application, it is noted the area is not zoned for development and there is a presumption against development other than set out in General Policy 3(c) which includes extensions to existing dwellings under previously developed land. As there is an existing dwellinghouse on site that is built of traditional style, it is relevant to give greater weight to Housing policy 15. The countryside is protected for its own sake under Environment Policy 1 and the impact of development on the character and appearance of areas of High Landscape Value and Scenic Significance are identified in Environment Policy 2.
(ii) the visual impact of the development on the character and appearance of the existing dwelling.
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6.3 The proposed extensions would be seen to mirror those intricate details of the existing dwelling by retaining window heights and proportions, render banding and details around the windows. The form has been a conservative approach to ensure they remain subordinate to the main dwellinghouse which is reflected by the reduced ridge height and the indenting of the front and rear elevations from the main building line. The inclusion of gable ended chimneys with the same detailing effectively "book ends" the building and with the matching roof pitches above the extensions, ensures the proposal is read as one character.
6.4 It is considered that the proposed extension would respect the main dwellinghouse in terms of the siting, layout and scale as indicated in Planning Circular 3/91. The design and form of the extension would be finished to match the existing dwelling and in terms of appearance, character and materials would complement the dwelling house. As such this element of the proposal is deemed acceptable.
(iii) the impact on the surrounding area and street scene.
6.5 The property being set back from the highway by 50m and partially enclosed by mature trees and hedging, twinned with the layout of the building in relation to the highway ensures the property is partially screened from the public highway. In considering the above on balance, the proposed would see the building being extended in a conservative way and finished to complement the character of the property and streetscene. In the instance of this application, it is considered the proposal to be an acceptable form of development.
(iv) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties
6.6 The application site is central within a group of properties, to the north a bungalow approximately 30m and to the south a barn conversion of 4 dwellings approximately 35m. Given the positioning of the dwellinghouse in relation to the two neighbouring dwellings, it is not considered that there would be any aspect of overlooking, loss of light and overbearing impact from the additional extensions to the main dwellinghouse given the distance between them.
6.7 The concerns of Manx Utilities can be addressed through liaison with them and works which would not normally constitute development or need planning approval.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
INTERESTED PERSON STATUS 8.17.1 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 Manx Utilities and (e) The local authority in whose district the land the subject of the application is situated.
The Senior Forestry Officer is within the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
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
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‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.02.2017
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.
N 1. Manx Utilities has requested the applicant contact the network operations team to discuss working practices around underground power lines.
This approval relates to drawings referenced 882/010-A, 882/011-A and 882/012-A date stamped as received 15th December 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: 03.02.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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