160494

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/01113/B Applicant : Mr & Mrs Charles Cain Proposal : Alterations and erection of an extension Site Address : 2 Brookfield Little Mill Road Onchan Isle of Man IM4 5BF

Case Officer : Mr Edmond Riley Photo Taken : 15.11.2017 Site Visit : 15.11.2017 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation:

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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.

C 2. The walls of the extension hereby approved shall, within one month of the occupation thereof, be stained black or dark grey and retained as such unless otherwise agreed in writing in advance with the Department.

Reason: The character of the site is such that strong material weight has been given to the appropriate use of colour for the approved extension. As, generally speaking, the Department does not consider a change in colour to comprise 'development', the conclusion is such that the colour shown on the approved Drawings should be used in order to ensure that the extension does respect the appearance of the existing dwelling as required by Housing Policy 15.

Plans/Drawings/Information:

The development hereby approved relates to Drawings 01, 02, 03, 04, 05, 06, 07, 08, 09, 10, 11, 12, 13, 14, 15 and 16 (all date-stamped as having been received 23rd October 2017).

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Interested Person Status - Additional Persons

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None. __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 2 Brookfield, which is one of a pair of isolated semi-detached dwellings situated on Little Mill Road near to Onchan. Also in the ownership of the applicant is a proportionally very large area of land to the side and rear (north and northwest) of the dwelling.

1.2 Both dwellings have been extended in different manners at times in the past, but both retain a clear symmetry in their frontages. They dwellings have prominent gable features to the front (east) and a main core with perpendicular gables facing sideways (north and south). The smooth, white-coloured render and slate finish along with simple window detailing and robust chimney stacks combine to provide an attractive but varied form for the building. The greatest difference between the dwellings lies in the alterations made behind the principle elevations.

1.3 2 Brookfield has a collection of low-level outbuildings set back from its frontage, which sit facing onto a small courtyard garden. These outbuildings, which are both formed of timber and (possibly lime-washed) rendered stone, have mono-pitched roofs, with the eaves lower on the field-facing side.

1.4 The dwellings are hidden from the highway somewhat by their front walls and also some trees. This makes 2 Brookfield at its most prominent when viewed from the north, while 1 Brookfield is a little less obscured from the highway.

2.0 DESCRIPTION OF THE APPLICATION 2.1 Full planning approval is sought for the erection of a further mono-pitched extension, which would also face onto (and effectively enclose) the courtyard. This, however, would have the higher eaves facing towards the highway and, from the prominent north view described above, would appear to continue the angle of the adjacent outbuildings.

2.2 The extension would be finished in timber with corrugated metal roofing, with large glazed openings facing north (towards the field), east (towards the highway) and west (into the courtyard). Internally, the extension would provide an additional 22sqm of floorspace, which the architect explains is a 17% increase on the existing 126sqm. The lower eave would be 2.8m above ground floor level, the higher 3.1m.

2.3 The architect explains that the underpinning rationale for the wider renovation works relates to the need to alter the existing internal layout of the dwelling to make it more open plan and to provide additional views beyond. In terms of just the extension itself, she explains that the extension will respect the proportion, form and appearance of the existing dwelling: she notes that the form follows that of the existing outbuildings against which it would sit, and also uses the material of one of those (timber). She makes the point that the staining black of the timber will help it become 'lost' in the shadow of the house on what is its north-facing elevation. She concludes that it will be discreet and with flush detailing and will therefore be subservient to the main house.

3.0 PLANNING HISTORY 3.1 The site has been the subject of an approved application for a rear extension (PA 05/01559/B).

4.0 THE DEVELOPMENT PLAN

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4.1 The site lies within an area zoned as Open Space on the Onchan Local Plan; it is also zoned as being of High Landscape Value.

4.2 Accordingly, the application falls to be assessed against Housing Policy 15 as well as Environment Policy 2, alongside the relevant parts of General Policy 2, of the Strategic Plan.

5.0 REPRESENTATIONS 5.1 Highway Services comment that "the proposals are to extend the dwelling to include a family room. The extension will not have any impact on the public highway therefore, the proposals are considered acceptable from a highways aspect" (15.11.17).

5.2 Onchan District Commissioners approve the application (15.11.17).

6.0 ASSESSMENT 6.1 The argument made by the architect in support of the extension proposed is accepted. The key test in this case is considered to be set out in Housing Policy 15, namely that:

"The extension...of...traditionally styled properties in the countryside will only be approved where these respect the proportion, form and appearance of the existing property."

6.2 The term 'respectful' often conjures up the idea that only polite or pastiche architecture will be appropriate, and in many cases this may be an accepted argument. However, the policy does not demand this approach, and moreover the planning system should not stifle innovation or creativity.

6.3 In this case, the extension proposed has reflected on the orientation and character of the dwelling and proposes a contemporary intervention in an appropriately respectful manner.

6.4 This is not considered to be a situation where the idea of promoting 'a black box' as a contemporary intervention has taken sway, but instead reflects what appears to be a careful understanding of the site.

6.5 Firstly, the character of the site's outbuildings is that they are all mono-pitched, all single storey, and one has timber finish. The extension proposed reflects this context.

6.6 Secondly, the north-facing elevation will receive the least amount of light, casting the area into shadow for much of the year: the use of black stain for the timber will enable the extension to sit comfortably in this context, too.

6.7 Thirdly, while it may seem counter-intuitive to not install the higher eave facing onto the courtyard in common with the others, the helpful illustrative drawing shows how the mono- pitched roof of the proposed extension from the key view to the north will reflect the existing roofscape in a manner that flipping the pitch around would not have achieved.

6.8 Finally, and relatedly, the extension is proposed well behind the main dwellings' frontage, in common with the historic alterations here, and this again ensures an appropriate subordination.

7.0 CONCLUSION 7.1 It is concluded that the development proposed complies with Housing Policy 15. It is further concluded that, because the extension proposed has derived from an understanding of the site's characteristics and opportunities, the use of such a contemporary architectural form as proposed is strongly welcomed.

8.0 INTERESTED PERSON STATUS

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8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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.

8.2 The decision-maker must determine:

o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material, and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __

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: 28.11.2017

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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